Resale Project Scorecard
Kovan Jewel
D19 · Hougang, Punggol, Sengkang · freehold · completed 2024 · 34 units
Grade C, 5.32 out of 10, the 154th 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Kovan MRT
- 420 m
Artist's impression: Soon Lian Realty Pte Ltd
Kovan Jewel Score
- C
- Grade
- Score out of 10
- 5.32
- Highest score among 180 resale condos in District 19
- 154th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, rental yield.
Project's Historical Performance25%4/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (33rd percentile of 2024-era cohort).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Paya Lebar Methodist Girls' School (Primary) at 0.83km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Paya Lebar Methodist Girls' School (Primary)
- Xinghua 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
34 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
420 m from Kovan MRT (NE13) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%2/10
Rental yield of 2.46% — weak income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.78km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Kovan Jewel scores 5.32
Kovan Jewel scores 5.32 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1777th of 2,350 resale condos scored in Singapore and 154th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (2/10).
| Factor | This condoKovan Jewel | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 8% of district |
| Primary School Effect20% | 7/10 | 9/10 | −0.40 | 17% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 50% of district |
| Rental Yield10% | 2/10 | 5/10 | −0.30 | 1% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% 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 Jewel 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 Jewel Prices
No resale at Kovan Jewel in the 12 months to October 2026.
URA REALIS resale caveats, 12 months to October 2026. Check one unit →
Kovan Jewel Rent
- Median rent a month
- $3,200
- Rental contracts
- 9
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $3,200 | $3,100 to $3,450 | 9 |
Rental contracts at Kovan Jewel
11 contracts, Sep 2025 to Aug 2026 · median $3,450 a month · $3,000 to $5,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 1BR | 600 to 700 sq ft | $3,200 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $3,000 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $3,450 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $3,450 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $3,500 |
| May 2026 | 1BR | 600 to 700 sq ft | $3,100 |
| May 2026 | 1BR | 600 to 700 sq ft | $3,100 |
| May 2026 | 1BR | 600 to 700 sq ft | $3,100 |
| May 2026 | 3BR | 1,000 to 1,100 sq ft | $4,800 |
| Apr 2026 | 1BR | 600 to 700 sq ft | $3,700 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Kovan Jewel Floor plans
18 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 624 to 721 sq ft
2-Bedroom1 plan · 1,238 sq ft
3-Bedroom9 plans · 1,076 to 1,345 sq ft
4-Bedroom4 plans · 1,991 to 2,153 sq ft
Floor plans: Soon Lian Realty Pte Ltd, Kovan Jewel sales brochure. Developer's plans, subject to change; areas are approximate. Penthouse close-ups show the lower level; the full sheet shows the attic.
Kovan Jewel Site plan
Every block in 3D, with the sun on each home →
Site plan: Soon Lian Realty Pte Ltd. Artist's impression, not drawn to scale.
Kovan Jewel Notes
How these numbers are worked out
- Grade C places Kovan Jewel 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2024, 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), 420 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 Jewel for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.