District 19 · Hougang · OCR
Vibes @ Kovan
Kovan Road · Apartment · Freehold
Current PSF
$1,699
+9.8% vs district median
Gross yield
3.9%
median rent $2,600/mo
3-year gain
10.6%
Transactions · 5y
13
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 710.167m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+179% premium
HDB median $608 psf
Area income
$8,500/mo median
mixed 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
12%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 237m · Paya Lebar Methodist Girls' School (Primary) 951m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 937m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.1km
Green
Boundary Road Park · 320m - 8 parks within 1km
Mall
Icb Shopping Centre · 34m
Health
Serangoon Polyclinic (polyclinic) · 577m
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%
Price trend average PSF by year
2021
$1,363
2022
$1,329
-2.5%
2023
$1,560
+17.4%
2024
$1,331
-14.7%
2025
$1,559
+17.1%
2026
$1,725
+10.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $5.56 | 3.9% | 59 |
| 2BR | $3,300/mo | $4.40 | 3.1% | 31 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $650,000 | 377 | $1,725 | 01-05 |
| Nov 2025 | $630,000 | 377 | $1,672 | 01-05 |
| Mar 2025 | $825,000 | 570 | $1,446 | 01-05 |
| Nov 2024 | $760,000 | 517 | $1,471 | 01-05 |
| Sept 2024 | $1,000,000 | 786 | $1,273 | 01-05 |
| Jan 2024 | $981,000 | 786 | $1,248 | 01-05 |
| Sept 2023 | $680,000 | 441 | $1,541 | 01-05 |
| Jul 2023 | $670,000 | 388 | $1,729 | 01-05 |
| Jun 2023 | $735,000 | 495 | $1,484 | 01-05 |
| Jun 2023 | $720,000 | 484 | $1,486 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Vibes @ Kovan actually sell for - this project trades at 2.7× the nearest block’s PSF.