RPS · Resale Project Scorecard
Kovan Jewel — Grade C
RPS score 5.32/10 · D19 · Hougang, Punggol, Sengkang · 34 units · scored across 7 weighted factors — methodology published.
FH · Hongkong Land · TOP 2024
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (33th percentile of 2024-era cohort).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 1.02km). Strong school proximity — a genuine advantage for young families.
34 units — very small project; niche product with thin resale market.
0.52km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.46% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.78km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Xinghua Primary School.
The verdict· Scores updated September 2026
Kovan Jewel scores 5.32 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1689th of 2,357 resale condos scored in Singapore and 142nd 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). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kovan Jewel
URA REALIS records no resale transactions at Kovan Jewel in the 12 months to September 2026. The Historical Performance factor (4/10) is scored on 10-year price performance against same-vintage peers instead.
Kovan Jewel: frequently asked questions
Answers generated from the scorecard data — RPS rank 1689th of 2,357, scores updated September 2026.
- Is Kovan Jewel a good buy in 2026?
- Kovan Jewel scores 5.32/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1689th of 2,357 Singapore resale condos and 142nd of 180 in District 19 (Hougang, Punggol, Sengkang). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, total returns. 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 Jewel?
- URA REALIS records no resale transactions at Kovan Jewel in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (4/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Kovan Jewel from the nearest MRT station?
- Kovan Jewel is about 520m from Kovan MRT (NE13), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kovan Jewel compare with Wembly Residences?
- Wembly Residences is the project scored next to Kovan Jewel on the District 19 ranking: 5.35 (Grade C) against Kovan Jewel's 5.32 (Grade C). Kovan Jewel scores higher on Primary School Effect (7 vs 3) and MRT Proximity (8 vs 7); Wembly Residences scores higher on Project's Historical Performance (4 vs 7) and Rental Yield (2 vs 4).
- Which primary schools are within 1km of Kovan Jewel?
- 2 primary schools are within 1km of Kovan Jewel: PAYA Lebar Methodist Girls' School (Primary), Xinghua Primary School. 2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 1.02km). Strong school proximity — a genuine advantage for young families. Kovan Jewel 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 Jewel, and how big is the project?
- Kovan Jewel is freehold, completed in 2024, has 34 units, developed by Hongkong Land. Freehold tenure — no lease decay concerns, preserves long-term value. 34 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 Jewel 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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