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.
RPSResale Project Scorecard
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.