RPS · Resale Project Scorecard
Kovan Melody — Grade A
RPS score 6.68/10 · D19 · Hougang, Punggol, Sengkang · 778 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2006
Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.30% — top-quartile performance within its 2006-era cohort (75th percentile).
1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.75km away). Adequate but narrow school optionality.
778 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
270m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.13% — below-average income return.
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.58km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School.
The verdict· Scores updated September 2026
Kovan Melody scores 6.68 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 534th of 2,357 resale condos scored in Singapore and 79th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (3/10). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: future transformation, schools.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Kovan Melody
12 months to September 2026 (Oct 2025 – Sep 2026): 22 resale transactions, median $1,807 psf, median price $2.26M. Median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,734 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,781 psf | $2.19M |
| Jan–Mar 2026 | 3 | $1,790 psf | $2.74M |
| Apr–Jun 2026 | 8 | $1,818 psf | $2.28M |
| Jul–Sep 2026 | 5 | $1,891 psf | $2.32M |
| 12-month total | 22 | $1,807 psf | $2.26M |
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 Melody: frequently asked questions
Answers generated from the scorecard data — RPS rank 534th of 2,357, scores updated September 2026.
- Is Kovan Melody a good buy in 2026?
- Kovan Melody scores 6.68/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 534th of 2,357 Singapore resale condos and 79th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: future transformation, schools. 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 Melody?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 22 resale transactions at Kovan Melody, at a median of $1,807 psf and a median price of $2.26M (range $1,593 psf to $2,021 psf). The median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,734 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 Melody from the nearest MRT station?
- Kovan Melody is about 270m from Kovan MRT (NE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kovan Melody compare with Fontaine Parry?
- Fontaine Parry is the project scored next to Kovan Melody on the District 19 ranking: 6.68 (Grade A) against Kovan Melody's 6.68 (Grade A). Kovan Melody scores higher on Project Size (10 vs 5) and MRT Proximity (9 vs 6); Fontaine Parry scores higher on Primary School Effect (3 vs 9) and Tenure (7 vs 10).
- Which primary schools are within 1km of Kovan Melody?
- One primary school is within 1km of Kovan Melody: Xinghua Primary School. 1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.75km away). Adequate but narrow school optionality. Kovan Melody scores 3/10 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 Melody, and how big is the project?
- Kovan Melody is 99-year leasehold, completed in 2006, has 778 units, developed by MCL Land. 99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent. 778 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Kovan Melody 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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