District 19 · Hougang · OCR
Suites @ Kovan
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,735
+12.1% vs district median
Gross yield
4.7%
median rent $2,400/mo
3-year gain
10.1%
Transactions · 5y
9
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 288.686m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+185% premium
HDB median $608 psf
Area income
$8,500/mo median
commercial 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 589m · Phase 2C 0.3× · Holy Innocents' Primary School 971m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 664m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 345m - 2 hawker centres within 1km
Green
Richards Ave Pk · 532m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 338m
Health
Hougang Polyclinic (polyclinic) · 896m
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
$1,214
2022
$1,230
+1.3%
2023
$1,626
+32.2%
2024
$1,708
+5%
2025
$1,769
+3.6%
2026
$1,790
+1.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,200/mo | $6.29 | 4.3% | 23 |
| 2BR | $3,300/mo | $3.88 | 2.7% | 7 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $655,000 | 366 | $1,790 | 01-05 |
| Oct 2025 | $668,888 | 398 | $1,680 | 01-05 |
| Jul 2025 | $680,000 | 366 | $1,858 | 01-05 |
| Jun 2024 | $630,000 | 366 | $1,721 | 01-05 |
| Feb 2024 | $620,000 | 366 | $1,694 | 01-05 |
| Dec 2023 | $595,000 | 366 | $1,626 | 01-05 |
| Nov 2022 | $1,160,000 | 1,044 | $1,111 | 01-05 |
| Sept 2022 | $1,088,888 | 807 | $1,349 | 01-05 |
| Dec 2021 | $980,000 | 807 | $1,214 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Suites @ Kovan actually sell for - this project trades at 2.5× the nearest block’s PSF.