Resale Project Scorecard
Kovan Regency
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2015 · 393 units
Grade S, 7.89 out of 10, the 31st 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 →
- Lease left, about
- 85 yrs
- Resales, 12 months to Oct 2026
- 12
- To Kovan MRT
- 290 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Kovan Regency Score
- S
- Grade
- Score out of 10
- 7.89
- Highest score among 180 resale condos in District 19
- 31st
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +2.26% — top-quartile performance within its 2015-era cohort (77th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Xinghua Primary School at 0.67km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Xinghua Primary School
- Xinmin Primary School
- Holy Innocents' 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%8/10
393 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
290 m from Kovan MRT (NE13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 2.94% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 85 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.13km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Kovan Regency scores 7.89
Kovan Regency scores 7.89 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 118th of 2,350 resale condos scored in Singapore and 31st of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (4/10).
| Factor | This condoKovan Regency | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 27% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% 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 Regency 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 Regency Prices
By unit type at Kovan Regency
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom775 sq ft | 775 sq ft | $1.06M to $1.59M | $1,911 psf | 4 |
| 3-bedroom1,130 sq ft | 1,130 sq ft | $1.77M to $2.45M | $2,037 psf | 7 |
Past transactions at Kovan Regency
12 resales, Nov 2025 to Oct 2026 · median $2,023 psf · $938,000 to $2,450,000 · all 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Aug 2026 | 4 Kovan Rise | 12 | #12-09093BR · Blk 4 | 3BR | 1,130 | $2,168 | $2,450,000 | Resale |
| 13 Aug 2026 | 40 Kovan Rise | 10 | #10-20202BR · Blk 40 | 2BR | 775 | $2,052 | $1,590,000 | Resale |
| 8 Jun 2026 | 38 Kovan Rise | 12 | #12-16162BR · Blk 38 | 2BR | 775 | $2,052 | $1,590,000 | Resale |
| 22 May 2026 | 40 Kovan Rise | 1 | #01-20202BR · Blk 40 | 2BR | 893 | $1,769 | $1,580,000 | Resale |
| 7 Apr 2026 | 40 Kovan Rise | 3 | #03-23233BR · Blk 40 | 3BR | 1,130 | $1,969 | $2,225,000 | Resale |
| 6 Apr 2026 | 4 Kovan Rise | 9 | #09-10103BR · Blk 4 | 3BR | 893 | $2,171 | $1,940,000 | Resale |
| 16 Mar 2026 | 2 Kovan Rise | 1 | #01-02022BR · Blk 2 | 2BR | 646 | $1,638 | $1,058,000 | Resale |
| 12 Feb 2026 | 4 Kovan Rise | 10 | #10-10103BR · Blk 4 | 3BR | 893 | $2,037 | $1,820,000 | Resale |
| 6 Feb 2026 | 2 Kovan Rise | 11 | #11-01011BR · Blk 2 | 1BR | 506 | $1,854 | $938,000 | Resale |
| 5 Dec 2025 | 4 Kovan Rise | 8 | #08-09093BR · Blk 4 | 3BR | 1,130 | $2,008 | $2,270,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 2 | $2,065 psf | $1,614 psf |
| Dec 2025 | 1 | — | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | 2 | $1,946 psf | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | 2 | $2,070 psf | $1,646 psf |
| May 2026 | 1 | — | $1,599 psf |
| Jun 2026 | 1 | — | $1,640 psf |
| Jul 2026 | — | — | $1,674 psf |
| Aug 2026 | 2 | $2,110 psf | $1,642 psf |
| Sep 2026 | — | — | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.1% a year, ranked 55 of 78 in D19 and 415 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Kovan Regency Rent
- Median rent a month
- $3,000 to $4,750
- Gross yield
- 2.6%
- Rental contracts
- 94
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $2,940 to $3,100 | — | 16 |
| 2-bedroom | $3,500 | $3,200 to $3,900 | 2.6% | 35 |
| 3-bedroom | $4,750 | $4,600 to $5,000 | 2.6% | 43 |
Rental contracts at Kovan Regency
95 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $2,800 to $6,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,250 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,200 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,300 |
| Aug 2026 | 3BR | 800 to 900 sq ft | $4,400 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,400 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,550 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,600 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,650 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Kovan Regency By stack
- Highest, stack 09
- $2,088 psf
- Lowest, stack 02
- $1,466 psf
- Stacks with 2+ resales
- 23
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,690 psf | 506 sq ft | Levels 4 to 14 | 7 |
| 02 | $1,466 psf | 818 sq ft | Levels 1 to 14 | 2 |
| 03 | $1,571 psf | 592 sq ft | Levels 2 to 13 | 3 |
| 05 | $1,672 psf | 624 sq ft | Levels 1 to 13 | 5 |
| 07 | $1,599 psf | 506 sq ft | Levels 3 to 10 | 2 |
| 08 | $1,772 psf | 1,055 sq ft | Levels 3 to 12 | 3 |
| 09 | $2,088 psf | 1,130 sq ft | Levels 8 to 12 | 2 |
| 10 | $1,908 psf | 893 sq ft | Levels 1 to 10 | 6 |
Show the other 15 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,796 psf | 980 sq ft | Levels 10 to 14 | 3 |
| 12 | $1,794 psf | 1,055 sq ft | Levels 2 to 14 | 4 |
| 13 | $1,866 psf | 1,281 sq ft | Levels 7 to 10 | 2 |
| 14 | $1,791 psf | 893 sq ft | Levels 1 to 14 | 3 |
| 15 | $1,738 psf | 980 sq ft | Levels 11 to 13 | 2 |
| 16 | $2,000 psf | 775 sq ft | Levels 4 to 12 | 3 |
| 17 | $1,838 psf | 980 sq ft | Levels 5 to 6 | 2 |
| 19 | $1,847 psf | 1,130 sq ft | Levels 6 to 11 | 3 |
| 20 | $1,765 psf | 775 sq ft | Levels 1 to 14 | 4 |
| 21 | $1,736 psf | 980 sq ft | Levels 1 to 12 | 4 |
| 23 | $1,686 psf | 1,130 sq ft | Levels 2 to 4 | 3 |
| 24 | $1,721 psf | 775 sq ft | Levels 2 to 12 | 3 |
| 25 | $1,652 psf | 980 sq ft | Levels 9 to 14 | 3 |
| 26 | $1,811 psf | 1,055 sq ft | Levels 11 to 13 | 2 |
| 27 | $1,774 psf | 1,545 sq ft | Levels 7 to 14 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Kovan Regency Notes
How these numbers are worked out
- Grade S places Kovan Regency 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.
- PSF against the district: $2,023 psf at Kovan Regency against $1,635 psf across District 19, medians over 12 months.
- 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 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,847 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- 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. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 12 resale caveats at Kovan Regency ranged from $1,638 psf to $2,171 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Regency for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.