District 19 · Hougang · OCR
Kovan Residences
Kovan Road · Condominium · 99 yrs lease commencing from 2007
Current PSF
$1,881
+21.5% vs district median
Gross yield
2.8%
median rent $5,453/mo
3-year gain
19.5%
Transactions · 5y
99
15 in last 12 months
Nearest MRT
Kovan Mrt Station · 156.376m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+209% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential28 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 669m · Phase 2C 0.3× · Nps International School (Primary Campus) 934m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 727m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 285m - 2 hawker centres within 1km
Green
Richards Ave Pk · 359m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 225m
Health
Hougang Polyclinic (polyclinic) · 1.0km
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 $1,825 psf - 9% above units on floors 1–5 ($1,667 psf).
Price trend average PSF by year
2021
$1,258
2022
$1,446
+14.9%
2023
$1,531
+5.9%
2024
$1,723
+12.5%
2025
$1,824
+5.9%
2026
$1,830
+0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.71 | 3.0% | 114 |
| 3BR | $5,050/mo | $4.04 | 2.6% | 161 |
| 4BR | $6,500/mo | $3.71 | 2.4% | 107 |
| 5BR | $12,500/mo | - | - | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,523,000 | 1,259 | $2,003 | 16-20 |
| May 2026 | $3,050,000 | 2,217 | $1,376 | 01-05 |
| May 2026 | $2,668,000 | 1,442 | $1,850 | 01-05 |
| Apr 2026 | $2,545,000 | 1,259 | $2,021 | 11-15 |
| Mar 2026 | $2,700,000 | 1,442 | $1,872 | 11-15 |
| Mar 2026 | $1,788,000 | 947 | $1,888 | 11-15 |
| Feb 2026 | $1,750,000 | 947 | $1,848 | 01-05 |
| Jan 2026 | $3,158,000 | 1,776 | $1,778 | 01-05 |
| Nov 2025 | $2,542,000 | 1,259 | $2,018 | 16-20 |
| Nov 2025 | $2,538,000 | 1,259 | $2,015 | 16-20 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kovan Residences actually sell for - this project trades at 2.8× the nearest block’s PSF.