RPS · Resale Project Scorecard
Kovan Residences — Grade S
RPS score 7.43/10 · D19 · Hougang, Punggol, Sengkang · 521 units · scored across 7 weighted factors — methodology published.
99YR · MCC Land · TOP 2011
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, MRT access. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.58% places this condo in the top 9% of its 2011-era cohort — exceptional capital appreciation relative to peers of the same vintage.
1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.67km away). Adequate but narrow school optionality.
521 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
120m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.02% — below-average income return.
99YR tenure — about 80 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.34km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School.
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The verdict· Scores updated September 2026
Kovan Residences scores 7.43 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 192nd of 2,357 resale condos scored in Singapore and 45th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Primary School Effect (3/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, 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 Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 13 resale transactions, median $1,872 psf, median price $2.54M. Median PSF is up 3.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,813 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,991 psf | $2.53M |
| Jan–Mar 2026 | 4 | $1,860 psf | $2.24M |
| Apr–Jun 2026 | 4 | $1,927 psf | $2.61M |
| Jul–Sep 2026 | 1 | $1,872 psf | $2.70M |
| 12-month total | 13 | $1,872 psf | $2.54M |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 192nd of 2,357, scores updated September 2026.
- Is Kovan Residences a good buy in 2026?
- Kovan Residences scores 7.43/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 192nd of 2,357 Singapore resale condos and 45th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 13 resale transactions at Kovan Residences, at a median of $1,872 psf and a median price of $2.54M (range $1,375 psf to $2,021 psf). The median PSF is up 3.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,813 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 Residences from the nearest MRT station?
- Kovan Residences is about 120m from Kovan MRT (NE13), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kovan Residences compare with Flo Residence?
- Flo Residence is the project scored next to Kovan Residences on the District 19 ranking: 7.47 (Grade S) against Kovan Residences's 7.43 (Grade S). Kovan Residences scores higher on MRT Proximity (10 vs 2) and Project's Historical Performance (10 vs 9); Flo Residence scores higher on Primary School Effect (3 vs 8) and Future Transformation (4 vs 8).
- Which primary schools are within 1km of Kovan Residences?
- One primary school is within 1km of Kovan Residences: Xinghua Primary School. 1 primary school within 1km (XINGHUA PRIMARY SCHOOL, 0.67km away). Adequate but narrow school optionality. Kovan Residences 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 Residences, and how big is the project?
- Kovan Residences is 99-year leasehold, completed in 2011, has 521 units, developed by MCC Land. 99YR tenure — about 80 years remaining — no near-term decay concern. 521 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 Residences 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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