Kovan Residences is the closest condominium to Kovan MRT, a 99-year leasehold estate at 1 to 9 Kovan Road completed in 2011 by Centurion Kovan Pte Ltd, part of SGX-listed Centurion Corporation. Eight blocks of up to 18 storeys hold 521 units on a 17,635 sqm site designed by Ong and Ong. Two selling points carry it, a 100m walk to the platform through a resident-only side gate and a smallest home of 883 sqft, a pairing land economics usually rules out.
Kovan Residences puts Kovan MRT (NE13) about 100m on foot, the side gate removing the road crossing. The North East Line reaches Serangoon interchange in one stop, then runs on to Dhoby Ghaut and HarbourFront without a transfer, and Heartland Mall sits at the station with the Kovan neighbourhood centre beside it: wet market, hawker food, supermarkets and the late-night eateries the area is known for. Hougang, one stop up, converts to a Cross Island Line interchange around 2030. Our Kovan condo guide calls this the quiet middle of the line. Buyers who want a mall in the basement should weigh an integrated project such as Watertown instead.
On schools the Kovan Residences hand is narrow but real. Xinghua Primary School is the one inside the 1km ballot radius that governs the balloted phases of P1 registration, while the 2km bench runs deep: CHIJ Our Lady of the Nativity, Holy Innocents’ Primary, Hougang Primary, Montfort Junior, Paya Lebar Methodist Girls’ School (Primary), Rosyth School, Xinmin Primary, Yio Chu Kang Primary and Zhonghua Primary, plus DPS International. Our 2026 Primary One registration guide sets out the phases, and with nine addresses in one estate your block can land in a different band from the one next door.
Formats are the other half of the Kovan Residences story. Two-bedders run 883 to 947 sqft, the three-bedroom C-series covers 1,173 to 2,013 sqft across six layouts with study and patio variants, four-bedders run 1,765 to 2,260 sqft, and the E and F penthouse series tops out at 4,693 sqft. There is no one-bedroom stock at all. Density reads high at a 3.5 plot ratio but spreads across eight capped blocks, and carparking is a clean 521 lots for 521 homes.
The lease runs 99 years from December 2007, leaving roughly 81 years for a buyer today. At fifteen years the estate is mid-life stock, and what it holds instead of freshness is position. The pricing section below shows what the market has paid for that.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 883 - 947 | B1 - B3 | ||
| 3 Bedroom | 1,173 - 2,013 | C1 - C6 (incl. study & patio variants) | ||
| 4 Bedroom | 1,765 - 2,260 | D1 - D4 | ||
| Penthouse | 2,400 - 4,693 | E1 - E6 & F2 - F7 | ||
| Overall | 521 | 883 - 4,693 |
One idea explains this address. Doorstep rail almost always arrives with compact stock, because land under a station is expensive and developers shrink homes to protect quantum. Kovan Residences did the opposite and built family plates at the gate. That is why it is tightly held, why its psf sits below the freehold boutiques nearby, and why its exit case rests on scarcity rather than newness.
Position first. Kovan Residences prices below the freehold boutiques on the same stretch of Upper Serangoon and above the projects that cannot match its walk. Kovan Melody brings 778 units from 2006, Kovan Regency 378 from 2015 and Stars of Kovan 390 from 2019, all on 99-year tenure and all within 300m. Terrasse adds 414 units from 2014 about 1.15km out. On the freehold side, The Tembusu at 337 units from 2016 and Trilive at 222 from 2018 sit inside 750m and price tenure openly, while Kovan Jewel trades at a median near $2,216 psf. The Florence Residences is newer at a median near $1,751 psf but has no station adjacency to sell.
Take the record to June 2026. The last sixty caveats spanned $927 to $2,021 psf with a median around $1,781 psf, and the twelve months to June ran $1,376 to $2,021 with a median near $1,872 psf. The wide floor is the penthouse effect, not a distressed stack. Starting quantums sit near $1.49m for two-bedders, $2.28m for three-bedders and $3.05m for four-bedders. Our District 19 new launch versus resale analysis runs the same comparison across the district. One technical note: the estate was built under the old strata rules, before GFA harmonisation, so its floor areas still carry aircon ledges the current rulebook leaves out. Against a post-harmonisation launch you are not measuring the same square foot.
Need a value on one particular stack here? Floor, facing and renovation state move the number more than the listing does, and on a tightly held estate the right unit may not be on the market this month. Talk to us before you offer and we will map the comparable prints for you, honest advice, no pressure. WhatsApp us.
The Kovan Residences floor plan ladder was built for families and never apologises for it. The two-bedroom B-series at 883 to 947 sqft beats many new-launch three-bedders, the C-series three-bedders span 1,173 to 2,013 sqft, the D-series four-bedders 1,765 to 2,260 sqft, and the penthouses run 2,400 to 4,693 sqft, a scale close to unbuyable elsewhere in this district.
Run the June 2026 median of about $1,781 psf across it and the ladder reads: an 883 sqft two-bedder near $1.57m, the 947 sqft format near $1.69m, the compact three-bedders around $2.1m, the largest three-bedroom layouts past $3.5m and the four-bedroom band roughly $3.1m to $4.0m. Those are figures worked off the caveat record, not quotes.
Kovan Residences prints show why format matters more than any average. A 947 sqft two-bedder cleared $1,888 psf in March 2026 for $1.788m, a 1,259 sqft three-bedder $2,004 psf in June 2026 for $2.523m, and a 2,217 sqft four-bedder just $1,376 psf in May 2026 for $3.05m. The May 2025 penthouse makes the point in full at 4,747 sqft and $927 psf for $4.399m. Psf falls as size rises, because the market prices quantum. Our data on which unit types buyers actually chase sets that pattern out across ten years of transactions.
Facilities are honest 2011 provisioning: a large lap pool, a children’s pool, a tennis court, a gym and a clubhouse. No sky lounge, no co-working room, no themed garden circuit. Shortlist on facility count and you will find newer estates with three times the list, and pay for it in walking minutes.
Count what actually competes with Kovan Residences. The Kovan subzone is 85 private addresses holding about 5,672 homes, an average of 67 units per project, which tells you how much of it is small blocks rather than estates. Nothing private is under construction inside the subzone right now, and no new land here can manufacture what this plot already has, a position 100m from a working station.
Behind the price sits a structural buyer. Hougang town carries 59,942 HDB flats, and of those, spread over 605 blocks, 44,200 of them are four-room or larger. That is the pool this address draws from. Roughly 31,000 flats nearby exited their Minimum Occupation Period between 2020 and 2026, and about 78 percent of buyers on record here are Singaporean: owner-occupiers moving a few streets, not capital chasing a launch. Our District 19 HDB upgrading checklist covers the timing and financing of that move.
Wider supply is manageable too. Of the planning area’s 135 private projects and 17,982 homes, just 27 projects and 7,871 units are younger than 2016, and only one arrival is booked beyond 2026, the 835-unit Hougang Central site around 2030, in a different subzone. That same site was awarded at $1,179 psf ppr and brings around 40,000 sqm of commercial space, close to double Hougang Mall, which sets a rising replacement cost underneath this estate. Our reading of what the Cross Island Line does to prices is that adjacency one stop from an interchange is a second-order benefit, so price it honestly. The longer story is the Paya Lebar Airbase relocation in the 2030s under URA’s regional plans.
Kovan Residences liquidity is thin and unforced: 97 caveats since August 2021 against 521 units, running 7, 28, 18, 16, 20 and 8 through June 2026, about 3.7 percent of the estate a year. Sellers are not queuing. Rental yields average about 2.8 percent, the flip side of big layouts and no compact stock to lift the average, and our rental yields guide explains the maths after maintenance and vacancy. With 81 lease years left, this is comfortable for a long hold.
Kovan Residences suits upgraders who refuse to shrink to go private, since the 883 sqft two-bedder and the 1,173 sqft three-bedder are sized like the flat they are leaving. It suits landed right-sizers who want their floor area plus a lift lobby, facilities and a station at the door, and families on the Kovan school belt who will use the train for every enrichment class and secondary commute.
The exit audience is the mirror image, narrow in the right way. When an owner sells a 1,200 sqft three-bedder 100m from Kovan station, the competing stock is Kovan Melody, Kovan Regency and Stars of Kovan, and none match the floor plate at the walk. Renters see a full-sized family home at a station door with almost no small-unit competition inside the gates, which makes for slower but stickier tenancies.
Fit runs the other way as well. Quantums are real money and three-bedders start around $2.28m, so if space matters more than the doorstep station, The Minton nearby trades the walk for larger grounds at a lower median psf, and if a dual-line interchange is the priority, Sunglade sits about 200m from Serangoon and prices that in. Original stacks also need a real renovation budget at fifteen years, so walk the common areas before you commit.
Thinking about Kovan Residences? The gap between a good buy and a great one here is stack, floor and condition, and the record is deep enough that nobody needs to guess. Before you shortlist or offer, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Kovan Residences has 8 blocks of 18 storeys.
Kovan Residences rises 18 storeys across 8 blocks.
Kovan Residences has 521 residential units.
Kovan Residences offers 2 Bedroom (883 to 947 sqft), 3 Bedroom (1,173 to 2,013 sqft), 4 Bedroom (1,765 to 2,260 sqft), Penthouse (2,400 to 4,693 sqft).
The floor plans we hold for Kovan Residences are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Kovan Residences sits on a site of about 17,635 sqm (roughly 189,800 sqft).
Kovan Residences is 99-year leasehold (lease from Dec 2007).
No, Kovan Residences is a 99-year leasehold development (lease from Dec 2007).
Kovan Residences is developed by Centurion Kovan Pte Ltd (Centurion Corporation).
Kovan Residences was designed by Ong & Ong Pte Ltd.
Kovan Residences’ facilities include a large lap pool, a separate children’s pool, a tennis court, a comprehensive gymnasium and the clubhouse.
Kovan Residences is at 1 Kovan Road – about 100m from Kovan MRT (NE13), with a resident-only side gate connecting the estate to the station.
Kovan Residences is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Kovan (NE13), about 100m away, with a resident-only side gate to the station. Serangoon interchange (CC13/NE12) is one stop away.
Schools within 1km of Kovan Residences: Xinghua Primary School.
Primary schools within 2km of Kovan Residences: Xinghua Primary School, CHIJ Our Lady of the Nativity, Holy Innocents’ Primary School, Hougang Primary School, Montfort Junior School, Paya Lebar Methodist Girls’ School (Primary), Rosyth School and Xinmin Primary School. Of these, Xinghua Primary School falls inside the 1km P1 registration radius. Secondary options nearby include Yuying Secondary School, Paya Lebar Methodist Girls’ Secondary School, Bowen Secondary School and Monfort Secondary School.
Shopping malls within about 2km of Kovan Residences include Heartland Mall, Upper Serangoon Shopping Centre, Kang Kar Mall, Hougang Mall, Hougang 1 and nex.
Yes – parks within about 2km of Kovan Residences include Richards Avenue Park, Parry Avenue Interim Park, Surin Ave Neighborhood Park, Aroozoo Avenue Playground and Parry Avenue Field.
Based on transactions in the last 12 months, PSF ranges from about $1,376 to $2,021, with the median around $1,813.
Based on recent transactions, 2 Bedroom units start from about $1.49M, 3 Bedrooms from about $2.28M, 4 Bedrooms from about $3.05M.
Kovan Residences has seen average rental yields of about 2.8% based on recent transactions, and Kovan MRT (NE13) is about 100m away – effectively at the doorstep. The large layouts mean higher quantums, which trims percentage yield but supports strong owner-occupier resale demand. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Kovan Residences is a good fit for school-focused families – Xinghua Primary School is within 1km.
Kovan Residences is a 99-year leasehold condominium in District 19 developed by Centurion Kovan Pte Ltd, comprising 521 units across 8 blocks. It obtained TOP in 2011.
Kovan Residences obtained TOP in 2011.
Kovan Residences is fully completed – TOP was obtained in 2011. Units are now available on the resale market.
Yes. Foreigners can buy Kovan Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Kovan Residences is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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