District 19 · Hougang · OCR
Kovan Regency
Kovan Rise · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,967
+27.1% vs district median
Gross yield
3.1%
median rent $4,000/mo
3-year gain
18.4%
Transactions · 5y
89
13 in last 12 months
Nearest MRT
Kovan Mrt Station · 353.417m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+224% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 780m · Phase 2C 0.3× · Xinmin Primary School 984m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 853m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 472m
Green
Richards Ave Pk · 467m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 422m
Health
Hougang Polyclinic (polyclinic) · 818m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,849 psf - 7% above units on floors 1–5 ($1,721 psf).
Price trend average PSF by year
2021
$1,474
2022
$1,515
+2.8%
2023
$1,628
+7.5%
2024
$1,813
+11.4%
2025
$1,887
+4.1%
2026
$1,927
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $5.27 | 3.2% | 82 |
| 2BR | $3,250/mo | $5.00 | 3.1% | 153 |
| 3BR | $4,500/mo | $4.29 | 2.6% | 216 |
| 4BR | $6,068/mo | $2.82 | 1.7% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,590,000 | 775 | $2,052 | 11-15 |
| May 2026 | $1,580,000 | 893 | $1,769 | 01-05 |
| Apr 2026 | $2,225,000 | 1,130 | $1,969 | 01-05 |
| Apr 2026 | $1,940,000 | 893 | $2,171 | 06-10 |
| Mar 2026 | $1,058,000 | 646 | $1,638 | 01-05 |
| Feb 2026 | $1,820,000 | 893 | $2,037 | 06-10 |
| Feb 2026 | $938,000 | 506 | $1,854 | 11-15 |
| Dec 2025 | $2,270,000 | 1,130 | $2,008 | 06-10 |
| Nov 2025 | $2,430,000 | 1,130 | $2,150 | 11-15 |
| Nov 2025 | $1,768,000 | 893 | $1,979 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kovan Regency actually sell for - this project trades at 3.1× the nearest block’s PSF.