District 19 · Hougang · OCR
Kovana
Kovan Road · Apartment · Freehold
Current PSF
$1,548
+0.0% vs district median
Gross yield
-
median rent $3,400/mo
3-year gain
54.8%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 559.057m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+155% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
-
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 274m · Paya Lebar Methodist Girls' School (Primary) 925m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 874m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 611m
Green
Richards Ave Pk · 400m - 8 parks within 1km
Mall
Icb Shopping Centre · 468m
Health
Serangoon 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
Price trend average PSF by year
2021
$1,200
2023
$1,000
-16.7%
2024
$1,329
+32.9%
2025
$1,548
+16.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,500/mo | $3.91 | 3.0% | 5 |
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $2,200,000 | 1,421 | $1,548 | 01-05 |
| Jul 2024 | $1,588,000 | 1,184 | $1,341 | 01-05 |
| Jun 2024 | $1,530,000 | 1,163 | $1,316 | 01-05 |
| Feb 2023 | $2,733,000 | 2,734 | $1,000 | 06-10 |
| Nov 2021 | $1,698,000 | 1,421 | $1,195 | 01-05 |
| Jun 2021 | $1,400,000 | 1,163 | $1,204 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kovana actually sell for - this project trades at 2.1× the nearest block’s PSF.