Resale Project Scorecard
Kovan Grandeur
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2011 · 74 units
Grade B, 6.09 out of 10, the 124th 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 →
- Lease left, about
- 83 yrs
- Resales, 12 months to Oct 2026
- 5
- To Kovan MRT
- 730 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Kovan Grandeur Score
- B
- Grade
- Score out of 10
- 6.09
- Highest score among 180 resale condos in District 19
- 124th
Solid, middle-of-the-pack project. Standout strengths: schools, rental yield. Key weaknesses: capital appreciation, project size.
Project's Historical Performance25%3/10
Avg Ann. of +0.77% — below-median performance vs same-vintage peers (26th percentile of 2011-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
2 primary schools within 1km (nearest: Xinghua Primary School at 0.22km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Xinghua Primary School
- Holy Innocents' 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%3/10
74 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
730 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%8/10
Rental yield of 4.45% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.86km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Kovan Grandeur scores 6.09
Kovan Grandeur scores 6.09 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1124th of 2,350 resale condos scored in Singapore and 124th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Rental Yield (8/10); its weakest is Project Size (3/10).
| Factor | This condoKovan Grandeur | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 7/10 | −1.00 | 1% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 23% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 87% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 6/10 | 4/10 | +0.12 | 87% 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 Kovan Grandeur 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.
Kovan Grandeur Prices
By unit type at Kovan Grandeur
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom388 sq ft | 388 sq ft | $639,544 | $1,651 psf | 2 |
| 2-bedroom915 sq ft | 915 sq ft | $840,000 to $1.00M | $1,093 psf | 3 |
Past transactions at Kovan Grandeur
34 resales, Nov 2021 to Oct 2026 · median $1,418 psf · $495,000 to $1,025,000 · 27 of the 33 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Jun 2026 | 118 Tampines Road | 1 | #01-15152BR | 2BR | 571 | $1,472 | $840,000 | Resale |
| 18 May 2026 | 118 Tampines Road | 5 | #05-15152BR | 2BR | 915 | $1,093 | $1,000,000 | Resale |
| 24 Mar 2026 | 118 Tampines Road | 2 | #02-01011BR | 1BR | 388 | $1,652 | $640,000 | Resale |
| 5 Dec 2025 | 118 Tampines Road | 5 | #05-11112BR | 2BR | 915 | $1,038 | $950,000 | Resale |
| 11 Nov 2025 | 118 Tampines Road | 3 | #03-16161BR | 1BR | 388 | $1,649 | $639,088 | Resale |
| 8 Oct 2025 | 118 Tampines Road | 3 | #03-06062BR | 2BR | 571 | $1,437 | $820,000 | Resale |
| 11 Aug 2025 | 118 Tampines Road | 1 | #01-01011BR | 1BR | 431 | $1,542 | $663,800 | Resale |
| 17 Jul 2025 | 118 Tampines Road | 2 | #02-02022BR | 2BR | 571 | $1,472 | $840,000 | Resale |
| 30 Apr 2025 | 118 Tampines Road | 2 | #02-13131BR | 1BR | 388 | $1,658 | $642,500 | Resale |
| 26 Mar 2025 | 118 Tampines Road | 5 | #05-13131BR | 1BR | 388 | $1,652 | $640,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 4 | $1,419 psf | $1,178 psf |
| Feb–Apr 2022 | 1 | — | $1,255 psf |
| May–Jul 2022 | 1 | — | $1,219 psf |
| Aug–Oct 2022 | 3 | $1,276 psf | $1,285 psf |
| Nov 2022 – Jan 2023 | — | — | $1,347 psf |
| Feb–Apr 2023 | 3 | $1,471 psf | $1,376 psf |
| May–Jul 2023 | 4 | $1,439 psf | $1,420 psf |
| Aug–Oct 2023 | — | — | $1,450 psf |
| Nov 2023 – Jan 2024 | 2 | $1,617 psf | $1,451 psf |
| Feb–Apr 2024 | 1 | — | $1,538 psf |
| May–Jul 2024 | 2 | $1,231 psf | $1,479 psf |
| Aug–Oct 2024 | 1 | — | $1,517 psf |
| Nov 2024 – Jan 2025 | — | — | $1,567 psf |
| Feb–Apr 2025 | 4 | $1,541 psf | $1,606 psf |
| May–Jul 2025 | 1 | — | $1,600 psf |
| Aug–Oct 2025 | 2 | $1,490 psf | $1,600 psf |
| Nov 2025 – Jan 2026 | 2 | $1,344 psf | $1,626 psf |
| Feb–Apr 2026 | 1 | — | $1,640 psf |
| May–Jul 2026 | 2 | $1,283 psf | $1,642 psf |
| Aug–Oct 2026 | — | — | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.3% a year, ranked 74 of 78 in D19 and 616 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 →
Kovan Grandeur Rent
- Median rent a month
- $2,400 to $3,100
- Gross yield
- 3.9% to 4.5%
- Rental contracts
- 17
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,400 | $2,330 to $2,480 | 4.5% | 6 |
| 2-bedroom | $3,100 | $2,950 to $3,200 | 3.9% | 11 |
Rental contracts at Kovan Grandeur
25 contracts, Sep 2025 to Aug 2026 · median $2,500 a month · $2,150 to $3,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,400 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $2,900 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,500 |
| Aug 2026 | — | 300 to 400 sq ft | $2,200 |
| Aug 2026 | — | 300 to 400 sq ft | $2,200 |
| Jun 2026 | 2BR | 500 to 600 sq ft | $3,200 |
| Apr 2026 | 2BR | 900 to 1,000 sq ft | $3,100 |
| Apr 2026 | — | 300 to 400 sq ft | $2,400 |
| Mar 2026 | 1BR | 300 to 400 sq ft | $2,500 |
| Mar 2026 | 2BR | 500 to 600 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Kovan Grandeur By stack
- Highest, stack 13
- $1,652 psf
- Lowest, stack 03
- $1,153 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,652 psf | 388 sq ft | Levels 1 to 3 | 3 |
| 02 | $1,253 psf | 571 sq ft | Levels 2 to 5 | 3 |
| 03 | $1,153 psf | 743 sq ft | Levels 3 to 5 | 2 |
| 04 | $1,446 psf | 388 sq ft | Levels 3 to 4 | 2 |
| 06 | $1,359 psf | 571 sq ft | Levels 2 to 3 | 2 |
| 08 | $1,497 psf | 366 sq ft | Levels 1 to 4 | 3 |
| 10 | $1,316 psf | 743 sq ft | Levels 2 to 4 | 2 |
| 13 | $1,652 psf | 388 sq ft | Levels 1 to 5 | 3 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $1,276 psf | 571 sq ft | Levels 1 to 5 | 3 |
| 15 | $1,283 psf | 743 sq ft | Levels 1 to 5 | 2 |
| 16 | $1,560 psf | 388 sq ft | Levels 3 to 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Kovan Grandeur Notes
How these numbers are worked out
- Grade B places Kovan Grandeur 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: $1,472 psf at Kovan Grandeur 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 $1,472 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.
- 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 (4 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 5 resale caveats at Kovan Grandeur ranged from $1,038 psf to $1,652 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2011, 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), 730 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 Kovan Grandeur for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.