RPS · Resale Project Scorecard
Bliss @ Kovan — Grade A
RPS score 6.90/10 · D19 · Hougang, Punggol, Sengkang · 140 units · scored across 7 weighted factors — methodology published.
FH · BBR KOVAN PTE LTD · TOP 2015
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.36% — near-median performance within its 2015-era cohort (55th percentile).
2 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.90km). Exceptional school catchment — strong appeal for families with young children.
140 units — boutique development. Lower transaction frequency and limited shared facilities.
340m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.08% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
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.
Primary schools within 1km: Xinmin Primary School, Xinghua Primary School.
RPSResale Project Scorecard
Scored either side of Bliss @ Kovan in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.