Resale Project Scorecard
Bliss @ Kovan
D19 · Hougang, Punggol, Sengkang · freehold · completed 2015 · 140 units
Grade A, 6.90 out of 10, the 79th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 7
- To Kovan MRT
- 290 m
Artist's impression: BBR Kovan Pte. Ltd., Bliss@Kovan e-brochure
Bliss @ Kovan Score
- A
- Grade
- Score out of 10
- 6.90
- Highest score among 180 resale condos in District 19
- 79th
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +1.36% — near-median performance within its 2015-era cohort (55th percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Xinghua Primary School at 0.82km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Xinghua Primary School
- Xinmin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
140 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%9/10
290 m from Kovan MRT (NE13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 3.08% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.30km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Bliss @ Kovan scores 6.90
Bliss @ Kovan scores 6.90 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 460th of 2,350 resale condos scored in Singapore and 79th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoBliss @ Kovan | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 7/10 | −0.25 | 35% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 43% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 56% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 27% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bliss @ Kovan and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bliss @ Kovan Prices
By unit type at Bliss @ Kovan
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom544 sq ft | 544 sq ft | $875,000 to $900,000 | $1,616 psf | 4 |
| 3-bedroom1,744 sq ft | 1,744 sq ft | $2.38M | $1,421 psf | 2 |
Past transactions at Bliss @ Kovan
31 resales, Nov 2021 to Oct 2026 · median $1,569 psf · $794,800 to $2,620,000 · all 31 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 6 Simon Lane | 1 | #01-19191BR · Blk 6 | 1BR | 560 | $1,572 | $880,000 | Resale |
| 1 Sep 2026 | 2 Simon Lane | 5 | #05-04041BR · Blk 2 | 1BR | 495 | $1,805 | $893,888 | Resale |
| 22 Jul 2026 | 6A Simon Lane | 1 | #01-24241BR · Blk 6A | 1BR | 614 | $1,467 | $900,000 | Resale |
| 21 Jul 2026 | 2B Simon Lane | 2 | #02-11112BR · Blk 2B | 2BR | 915 | $1,782 | $1,630,000 | Resale |
| 6 May 2026 | 6B Simon Lane | 5 | #05-26261BR · Blk 6B | 1BR | 527 | $1,659 | $875,000 | Resale |
| 30 Mar 2026 | 6A Simon Lane | 1 | #01-21213BR · Blk 6A | 3BR | 1,313 | $1,637 | $2,150,000 | Resale |
| 5 Dec 2025 | 2 Simon Lane | 5 | #05-01013BR · Blk 2 | 3BR | 2,174 | $1,205 | $2,620,000 | Resale |
| 21 Oct 2025 | 2B Simon Lane | 4 | #04-15152BR · Blk 2B | 2BR | 840 | $1,727 | $1,450,000 | Resale |
| 23 May 2025 | 6B Simon Lane | 2 | #02-27273BR · Blk 6B | 3BR | 1,249 | $1,906 | $2,380,000 | Resale |
| 24 Apr 2025 | 2B Simon Lane | 5 | #05-13133BR · Blk 2B | 3BR | 2,217 | $1,141 | $2,530,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 4 | $1,520 psf | $1,178 psf |
| Feb–Apr 2022 | 2 | $1,247 psf | $1,255 psf |
| May–Jul 2022 | 5 | $1,500 psf | $1,219 psf |
| Aug–Oct 2022 | — | — | $1,285 psf |
| Nov 2022 – Jan 2023 | 2 | $1,561 psf | $1,347 psf |
| Feb–Apr 2023 | 2 | $1,555 psf | $1,376 psf |
| May–Jul 2023 | — | — | $1,420 psf |
| Aug–Oct 2023 | — | — | $1,450 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,451 psf |
| Feb–Apr 2024 | — | — | $1,538 psf |
| May–Jul 2024 | 1 | — | $1,479 psf |
| Aug–Oct 2024 | 1 | — | $1,517 psf |
| Nov 2024 – Jan 2025 | 3 | $1,728 psf | $1,567 psf |
| Feb–Apr 2025 | 1 | — | $1,606 psf |
| May–Jul 2025 | 1 | — | $1,600 psf |
| Aug–Oct 2025 | 1 | — | $1,600 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,626 psf |
| Feb–Apr 2026 | 1 | — | $1,640 psf |
| May–Jul 2026 | 3 | $1,659 psf | $1,642 psf |
| Aug–Oct 2026 | 2 | $1,689 psf | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.6% a year, ranked 68 of 78 in D19 and 579 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bliss @ Kovan Rent
- Median rent a month
- $2,830 to $4,680
- Gross yield
- 2.4% to 3.8%
- Rental contracts
- 44
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,830 | $2,800 to $2,900 | 3.8% | 20 |
| 2-bedroom | $3,750 | $3,630 to $3,800 | — | 14 |
| 3-bedroom | $4,680 | $4,430 to $4,940 | 2.4% | 10 |
Rental contracts at Bliss @ Kovan
44 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,700 to $5,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,900 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,750 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,900 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,700 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,750 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bliss @ Kovan By stack
- Highest, stack 20
- $1,683 psf
- Lowest, stack 13
- $1,364 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,578 psf | 592 sq ft | Levels 2 to 5 | 2 |
| 11 | $1,415 psf | 1,340 sq ft | Levels 2 to 5 | 2 |
| 13 | $1,364 psf | 1,722 sq ft | Levels 2 to 5 | 2 |
| 16 | $1,385 psf | 1,351 sq ft | Levels 4 to 5 | 2 |
| 18 | $1,555 psf | 1,238 sq ft | Levels 1 to 4 | 2 |
| 20 | $1,683 psf | 877 sq ft | Levels 1 to 3 | 2 |
| 21 | $1,400 psf | 1,744 sq ft | Levels 1 to 5 | 2 |
| 24 | $1,526 psf | 603 sq ft | Levels 1 to 5 | 2 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 27 | $1,447 psf | 1,249 sq ft | Levels 1 to 5 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bliss @ Kovan Floor plans
17 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom2 plans · 495 to 614 sq ft
2-Bedroom9 plans · 797 to 1,808 sq ft
3-Bedroom6 plans · 1,130 to 2,357 sq ft
Floor plans: BBR Kovan Pte. Ltd., Bliss@Kovan e-brochure. Developer's plans, subject to change; areas are approximate and subject to final survey.
Bliss @ Kovan Site plan
Every block in 3D, with the sun on each home →
Site plan: BBR Kovan Pte. Ltd. Artist's impression, not drawn to scale.
Bliss @ Kovan Notes
How these numbers are worked out
- Grade A places Bliss @ Kovan in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,637 psf at Bliss @ Kovan against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,728 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (8 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 7 resale caveats at Bliss @ Kovan ranged from $1,205 psf to $1,805 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Kovan MRT (NE13), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Bliss @ Kovan for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.