RPS · Resale Project Scorecard
Kovan 81 — Grade B
RPS score 5.51/10 · D19 · Hougang, Punggol, Sengkang · 29 units · scored across 7 weighted factors — methodology published.
999YR · SINO TAC HOLDING PTE LTD · TOP 2001
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.22% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.97km away). Adequate but narrow school optionality.
29 units — very small project; niche product with thin resale market.
0.82km from Serangoon Mrt Stn (CC13) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.13% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.89km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).
The verdict· Scores updated September 2026
Kovan 81 scores 5.51 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1536th of 2,357 resale condos scored in Singapore and 136th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kovan 81
URA REALIS records no resale transactions at Kovan 81 in the 12 months to September 2026. The Historical Performance factor (5/10) is scored on 10-year price performance against same-vintage peers instead.
Kovan 81: frequently asked questions
Answers generated from the scorecard data — RPS rank 1536th of 2,357, scores updated September 2026.
- Is Kovan 81 a good buy in 2026?
- Kovan 81 scores 5.51/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1536th of 2,357 Singapore resale condos and 136th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: future transformation, project size. 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 Kovan 81?
- URA REALIS records no resale transactions at Kovan 81 in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (5/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Kovan 81 from the nearest MRT station?
- Kovan 81 is about 820m from Serangoon MRT (CC13), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kovan 81 compare with Kovan Primera?
- Kovan Primera is the project scored next to Kovan 81 on the District 19 ranking: 5.54 (Grade B) against Kovan 81's 5.51 (Grade B). Kovan 81 scores higher on Rental Yield (4 vs 3); Kovan Primera scores higher on MRT Proximity (6 vs 7).
- Which primary schools are within 1km of Kovan 81?
- One primary school is within 1km of Kovan 81: PAYA Lebar Methodist Girls' School (Primary). 1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.97km away). Adequate but narrow school optionality. Kovan 81 scores 7/10 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 Kovan 81, and how big is the project?
- Kovan 81 is 999-year leasehold, completed in 2001, has 29 units, developed by SINO TAC HOLDING PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 29 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Kovan 81 in Hougang, Punggol, Sengkang
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