RPS · Resale Project Scorecard
Kovan Grandeur — Grade B
RPS score 5.89/10 · D19 · Hougang, Punggol, Sengkang · 74 units · scored across 7 weighted factors — methodology published.
99YR · FRAGRANCE PROPERTIES PTE LTD · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +0.77% — below-median performance vs same-vintage peers (26th percentile of 2011-era cohort).
2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.36km). Exceptional school catchment — strong appeal for families with young children.
74 units — very small project; niche product with thin resale market.
0.77km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 4.45% — strong income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Xinghua Primary School, HOLY Innocents' Primary School.
The verdict· Scores updated September 2026
Kovan Grandeur scores 5.89 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1188th of 2,357 resale condos scored in Singapore and 122nd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (9/10) and Rental Yield (8/10); its weakest is Project Size (3/10). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kovan Grandeur
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $1,455 psf, median price $830,000. Median PSF is down 3.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,507 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,437 psf | $820,000 |
| Jan–Mar 2026 | 1 | $1,652 psf | $640,000 |
| Apr–Jun 2026 | 2 | $1,283 psf | $920,000 |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 6 | $1,455 psf | $830,000 |
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.
Kovan Grandeur: frequently asked questions
Answers generated from the scorecard data — RPS rank 1188th of 2,357, scores updated September 2026.
- Is Kovan Grandeur a good buy in 2026?
- Kovan Grandeur scores 5.89/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1188th of 2,357 Singapore resale condos and 122nd of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: capital appreciation, 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 Grandeur?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Kovan Grandeur, at a median of $1,455 psf and a median price of $830,000 (range $1,038 psf to $1,652 psf). The median PSF is down 3.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,507 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Kovan Grandeur from the nearest MRT station?
- Kovan Grandeur is about 770m from Kovan MRT (NE13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kovan Grandeur compare with D'pavilion?
- D'pavilion is the project scored next to Kovan Grandeur on the District 19 ranking: 5.89 (Grade B) against Kovan Grandeur's 5.89 (Grade B). Kovan Grandeur scores higher on Rental Yield (8 vs 4) and Future Transformation (6 vs 3); D'pavilion scores higher on Project's Historical Performance (3 vs 6) and Tenure (8 vs 10).
- Which primary schools are within 1km of Kovan Grandeur?
- 2 primary schools are within 1km of Kovan Grandeur: Xinghua Primary School, HOLY Innocents' Primary School. 2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.36km). Exceptional school catchment — strong appeal for families with young children. Kovan Grandeur 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 Kovan Grandeur, and how big is the project?
- Kovan Grandeur is 99-year leasehold, completed in 2011, has 74 units, developed by FRAGRANCE PROPERTIES PTE LTD. 99YR tenure — about 83 years remaining — no near-term decay concern. 74 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 Grandeur 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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