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.
The verdict· Scores updated September 2026
Bliss @ Kovan scores 6.90 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 404th of 2,357 resale condos scored in Singapore and 72nd 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). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Bliss @ Kovan
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,659 psf, median price $1.45M. Median PSF is down 4.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,728 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,466 psf | $2.04M |
| Jan–Mar 2026 | 1 | $1,637 psf | $2.15M |
| Apr–Jun 2026 | 1 | $1,659 psf | $875,000 |
| Jul–Sep 2026 | 3 | $1,782 psf | $900,000 |
| 12-month total | 7 | $1,659 psf | $1.45M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bliss @ Kovan: frequently asked questions
Answers generated from the scorecard data — RPS rank 404th of 2,357, scores updated September 2026.
- Is Bliss @ Kovan a good buy in 2026?
- Bliss @ Kovan scores 6.90/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 404th of 2,357 Singapore resale condos and 72nd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bliss @ Kovan?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at Bliss @ Kovan, at a median of $1,659 psf and a median price of $1.45M (range $1,205 psf to $1,805 psf). The median PSF is down 4.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,728 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bliss @ Kovan from the nearest MRT station?
- Bliss @ Kovan is about 340m from Kovan MRT (NE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bliss @ Kovan compare with Suites @ Paya Lebar?
- Suites @ Paya Lebar is the project scored next to Bliss @ Kovan on the District 19 ranking: 6.94 (Grade A) against Bliss @ Kovan's 6.90 (Grade A). Bliss @ Kovan scores higher on Project Size (5 vs 3) and MRT Proximity (9 vs 7); Suites @ Paya Lebar scores higher on Rental Yield (4 vs 8) and Project's Historical Performance (6 vs 7).
- Which primary schools are within 1km of Bliss @ Kovan?
- 2 primary schools are within 1km of Bliss @ Kovan: Xinmin Primary School, Xinghua Primary School. 2 primary schools within 1km (nearest: XINMIN PRIMARY SCHOOL at 0.90km). Exceptional school catchment — strong appeal for families with young children. Bliss @ Kovan scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bliss @ Kovan, and how big is the project?
- Bliss @ Kovan is freehold, completed in 2015, has 140 units, developed by BBR KOVAN PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 140 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
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.
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