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.
RPSResale Project Scorecard
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.