57 @ KOVAN is a 86-year balance leasehold development along KOVAN ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 10 units and is TOP 2013.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, 57 @ KOVAN is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for 57 @ KOVAN is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 17 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 57 @ KOVAN dashboard.
- Average sale price: $1,659,600 across 3 transactions
- Estimated gross rental yield: 3.0%
- District 19 PSF ranking: Mid-range (top 67%)
- · OCR · D19 · 10 units
About 57 @ KOVAN
57 @ KOVAN is a condominium, located at KOVAN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SUN FONG TRADING PTE LTD, comprising 10 residential units, completed in 2013.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 57 @ KOVAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,176 psf | $1,468,800 |
| 4 BR | 2 | $1,272 psf | $1,755,000 |
Sales Market Overview
57 @ KOVAN has recorded 3 sale transactions with an average transaction price of $1,659,600, ranging from $1,468,800 to $1,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,163 psf | $1,514,400 | — |
| 2023 | 1 | $1,394 psf | $1,950,000 | ↑ 19.8% |
57 @ KOVAN ranks in the top 67% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, 57 @ KOVAN trades 20% below the segment benchmark.
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Rental Market Overview
57 @ KOVAN has recorded 17 rental transactions with monthly rents averaging $4,182/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 1 | $3,500/mo | $3,500/mo | $3,500/mo |
| 3 BR | 14 | $4,086/mo | $3,000/mo | $4,800/mo |
| 4 BR | 2 | $5,200/mo | $5,200/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $3,100/mo |
| 2022 | 5 | $4,450/mo |
| 2023 | 3 | $4,433/mo |
| 2024 | 4 | $4,363/mo |
| 2025 | 1 | $4,500/mo |
| 2026 | 1 | $4,300/mo |
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Investment Analysis
Based on average rents and sale prices, 57 @ KOVAN delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows 57 @ KOVAN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 57 @ KOVAN
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Zhonghua Primary School
- Zhonghua Secondary School
- Xinmin Secondary School
Nearby MRT Stations
57 @ KOVAN is 600m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of 57 @ KOVAN, including 13 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Primary School | Primary | 380m |
| Zhonghua Secondary School | Secondary | 380m |
| Xinmin Secondary School | Secondary | 550m |
| Cedar Primary School | Primary | 580m |
| Cedar Girls' Secondary School | Secondary | 590m |
| Montfort Junior School | Primary | 600m |
| Montfort Secondary School | Secondary | 610m |
| Xinmin Primary School | Primary | 670m |
| St. Gabriel's Primary School | Primary | 850m |
| Serangoon Secondary School | Secondary | 850m |
| Holy Innocents' High School | Secondary | 850m |
| Holy Innocents' Primary School | Primary | 940m |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Kovan is about 0.60km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 10 units, 57 @ KOVAN keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Zhonghua Primary School sits about 0.38km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 57 @ KOVAN combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 57 @ KOVAN?
What is the rental yield for 57 @ KOVAN?
Is 57 @ KOVAN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 17 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 57 @ KOVAN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 57 @ KOVAN against staying public? These HDB towns sit within walking or short-drive distance: