Kovan Regency is a 99-year leasehold condominium developed by Hoi Hup Realty, sitting along Kovan Rise in the heart of District 19. With 378 residential units across several mid-rise blocks (plus 15 strata terrace houses), it received its Temporary Occupation Permit in 2016 and has since matured into one of the more sought-after mid-market addresses on the North-East Line. The project's headline advantage is immediately legible from the development entrance: Kovan MRT station (NE13) is roughly a four-minute walk away, placing residents one stop from the Serangoon interchange and its NEX megamall. That walkability premium, combined with a quiet landed-housing streetscape and a genuine neighbourhood identity built around Kovan's café culture and wet-market charm, gives the development a livability quotient that few OCR projects of comparable vintage can match. Resale transactions over the twelve months to late 2025 have clustered between S$1,668 and S$2,150 per square foot, with the six-month average pushing S$1,994 psf — a steady upward drift that reflects both genuine demand and the project's now fully established community. For buyers weighing OCR value against connectivity, Kovan Regency deserves a serious look. Browse all District 19 properties on ShiokNest for wider context on the Kovan micro-market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 encompasses the Hougang, Kovan, Serangoon, and Punggol planning areas — one of Singapore's densest concentrations of heartland living, HDB upgrader demand, and established private enclaves. Kovan itself occupies a narrow but well-loved slice of this district: bounded by Upper Serangoon Road to the south-west and Simon Road to the north, it retains a semi-suburban character reinforced by the surrounding landed housing estates of How Sun and Yio Chu Kang. This matters for Kovan Regency because the planning context has long kept density low and green pockets plentiful, while simultaneously ensuring strong commuter infrastructure through the North-East Line.
The Urban Redevelopment Authority's official property transaction data shows that private non-landed resale volumes in the OCR recovered sharply through 2024 and into 2025, supported by persistent HDB upgrader momentum and sustained demand from families seeking proximity to top primary schools in the Serangoon cluster. Kovan Regency's price trajectory mirrors this macro backdrop: the project's median PSF (all-time) sits near S$1,548, but recent deals have consistently printed above S$1,900 — confirming that the project is repricing upward as the pool of newer sub-S$2,000-psf OCR options shrinks. The 99-year leasehold tenure commenced in 2012, meaning the land lease stands at approximately 86 years remaining as of 2026, which keeps the project well within the comfortable "long-lease" window for mortgage eligibility and CPF usage under current CPF Board rules. Buyers can run detailed cost scenarios using ShiokNest's Total Cost of Ownership Calculator and Stamp Duty Calculator.
We track 96 sales and 552 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the KOVAN REGENCY dashboard.
- Average sale price: $1,566,812 across 96 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Premium tier (top 23%)
- 99 yrs lease commencing from 2012 · OCR · D19 · 378 units
About KOVAN REGENCY
KOVAN REGENCY is a 99 yrs lease commencing from 2012 condominium, located at KOVAN RISE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by HOI HUP KOVAN DEVELOPMENT PTE LTD, comprising 378 residential units, completed in 2016.
With approximately 85 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 KOVAN REGENCY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 29 | $1,586 psf | $920,117 |
| 2 BR | 20 | $1,712 psf | $1,437,894 |
| 3 BR | 41 | $1,741 psf | $1,839,382 |
| 4 BR | 2 | $1,659 psf | $2,884,000 |
| 5+ BR | 4 | $1,259 psf | $3,447,500 |
Sales Market Overview
KOVAN REGENCY has recorded 96 sale transactions with an average transaction price of $1,566,812, ranging from $750,000 to $3,990,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 23 | $1,473 psf | $1,156,478 | — |
| 2022 | 16 | $1,515 psf | $1,502,313 | ↑ 2.9% |
| 2023 | 17 | $1,628 psf | $1,835,333 | ↑ 7.4% |
| 2024 | 21 | $1,814 psf | $1,765,966 | ↑ 11.4% |
| 2025 | 14 | $1,887 psf | $1,679,357 | ↑ 4.1% |
| 2026 | 5 | $1,934 psf | $1,596,200 | ↑ 2.5% |
KOVAN REGENCY ranks in the top 23% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, KOVAN REGENCY trades 7.5% above the segment benchmark.
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Rental Market Overview
KOVAN REGENCY has recorded 552 rental transactions with monthly rents averaging $3,840/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 21 | $8,488/mo | $6,700/mo | $12,500/mo |
| 1 BR | 96 | $2,755/mo | $1,900/mo | $3,500/mo |
| 2 BR | 182 | $3,219/mo | $1,900/mo | $5,300/mo |
| 3 BR | 241 | $4,241/mo | $1,120/mo | $6,200/mo |
| 4 BR | 12 | $5,764/mo | $4,100/mo | $7,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 125 | $3,097/mo |
| 2022 | 109 | $3,540/mo |
| 2023 | 100 | $4,449/mo |
| 2024 | 94 | $4,197/mo |
| 2025 | 95 | $4,104/mo |
| 2026 | 29 | $4,059/mo |
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Investment Analysis
Based on average rents and sale prices, KOVAN REGENCY delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 KOVAN REGENCY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- KOVAN REGENCY
- Kovan MRT
- Hougang MRT
- Holy Innocents'
- Holy Innocents'
- St. Gabriel'
Nearby MRT Stations
KOVAN REGENCY is 360m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 19 schools within 2 km of KOVAN REGENCY, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Holy Innocents' High School | Secondary | 30m |
| Holy Innocents' Primary School | Primary | 80m |
| St. Gabriel's Primary School | Primary | 310m |
| Xinmin Primary School | Primary | 380m |
| Hougang Primary School | Primary | 450m |
| Hougang Secondary School | Secondary | 450m |
| Xinmin Secondary School | Secondary | 510m |
| Montfort Secondary School | Secondary | 660m |
| Montfort Junior School | Primary | 770m |
| Zhonghua Primary School | Primary | 1.0 km |
| Rosyth School | Primary | 1.1 km |
| Zhonghua Secondary School | Secondary | 1.1 km |
Kovan Regency's strongest card is its walk-to-MRT positioning. At roughly four minutes on foot to Kovan NE13, it clears the practical threshold that separates "MRT-accessible" marketing copy from genuine car-lite living. From Kovan station, commuters reach Dhoby Ghaut in under 25 minutes without a transfer, and Serangoon interchange — with its Circle Line connection to Bishan, Bartley, and the one-north cluster — is just one stop away. For dual-income households, that connectivity translates directly into a smaller transport budget and more flexible lifestyle choices.
The neighbourhood amenity base reinforces the appeal. Heartland Mall Kovan, Cold Storage, the Kovan Food Centre and wet market, and a dense strip of independent cafés and restaurants sit within a 5–10 minute radius. Families with school-age children benefit from proximity to Xinghua Primary School, Xinmin Primary, and Holy Innocents' Primary, all within the broad Kovan–Hougang cluster. Secondary options including Montfort Secondary and CHIJ are accessible by bus or a short MRT hop. The surrounding landed housing buffer also suppresses the kind of high-rise oversupply that can weigh on rents in more aggressively developed OCR micro-markets.
At the project level, Hoi Hup Realty's execution is solid. The 50-metre lap pool, dedicated spa pool, fully equipped gymnasium, clubhouse with function facilities, BBQ pavilions, and children's playground provide a complete amenity stack for a development of this scale. The landscaping — styled around tartan-inspired greenery corridors and a prominent waterwall at the entrance — has aged gracefully and helps sustain the project's visual appeal for rentals and resales alike. Use ShiokNest's ROI Calculator to model long-term return scenarios for this development.
The primary structural risk is lease decay. A leasehold commencing in 2012 will cross the 80-year mark in 2032, at which point CPF usage restrictions begin tightening under the Lease Buyback and pro-rated CPF rules. Buyers who intend to hold the unit beyond 15–20 years should stress-test their exit assumptions: a buyer in 2040 purchasing a unit with roughly 72 years remaining will face a more constrained buyer pool and potentially lower valuations relative to freehold or longer-lease comparable developments. This is not a near-term concern, but it is a meaningful consideration for estate planning. ShiokNest's Lease Decay Calculator can model the valuation impact over your intended holding period.
Buyers should also note the competitive supply pipeline along the North-East corridor. Several new launch projects in Hougang, Punggol, and Sengkang have launched or are expected to launch through 2025–2027, potentially giving tenants and owner-occupiers more choice at newer price points. While Kovan's specific landed-housing enclave character provides some insulation — genuinely few sub-S$2-million OCR options sit this close to an MRT station — the broader NE Line supply surge could cap capital appreciation rates in the medium term. Rental yields of approximately 3% gross are respectable but unexceptional for the OCR; buyers targeting yield-led returns may find better risk-adjusted alternatives elsewhere. A comprehensive stress test using ShiokNest's Cash Flow Calculator is recommended before committing.
Finally, as with all resale condominiums approaching the 10-year mark, maintenance fund adequacy and sinking fund balance merit scrutiny. Prospective buyers should request the latest Management Corporation Strata Title (MCST) audited accounts and confirm whether any major repair or re-roofing works are planned, as these can affect future maintenance levy projections.
- ✅ HDB Upgrader — First Private Home: Kovan Regency hits the sweet spot for upgraders: a recognisable developer, full condo facilities, and a genuine MRT-walk that requires no lifestyle compromise. Sub-S$2 million entry points for mid-sized units remain accessible relative to CCR alternatives. Use the Affordability Calculator to confirm your budget.
- ✅ Family with School-Going Children: The Kovan–Hougang school cluster (Xinghua Primary, Xinmin Primary, Holy Innocents' Primary) and manageable commute to secondary schools make this a strong choice for families prioritising education-zone access without paying CCR premiums. The low-density landed surroundings also mean quieter streets for young children.
- ⚠️ Buy-to-Let Investor: Gross yields around 3% are modest and unlikely to cover financing costs at current interest rates without a substantial down payment. The rental market is stable given MRT proximity, but investors should model carefully. Compare against other District 19 options on the ShiokNest Comparison Tool and stress-test with the Cash Flow Calculator.
- ✅ Young Professional — Car-Lite Commuter: Four minutes to Kovan MRT, one stop to Serangoon interchange, and a walkable café-and-market streetscape make Kovan Regency an unusually livable OCR choice for professionals who prioritise commute quality and neighbourhood character over proximity to the CBD. The Mortgage Calculator can help size the monthly commitment.
- ⚠️ Long-Horizon Value Buyer (10+ Year Hold): Solid fundamentals support a long hold, but lease decay past the 80-year mark warrants modelling. Buyers with a 15–20 year horizon should run the Lease Decay Calculator and factor potential exit price compression when the lease dips below 75 years around 2037. The play works best if the unit is held for owner-occupation rather than pure capital gain.
- ⚠️ Decoupling / Second Property Buyer: ABSD exposure on a second property adds significant upfront cost at Kovan Regency's current price quantum. Decoupling from an existing property before purchase may unlock savings; model the full liability with ShiokNest's Stamp Duty Calculator and Decoupling Calculator before committing.
Kovan Regency earns its place as one of the more defensible mid-market OCR holdings in District 19. The four-minute MRT walk is not a marketing approximation — it is a genuine quality-of-life differentiator that anchors both rental demand and resale liquidity. Hoi Hup's delivery quality, the well-maintained facilities, and the character of the surrounding Kovan neighbourhood give the project staying power that many similarly-priced OCR condominiums lack. Recent resale PSF in the S$1,900–S$2,150 range reflects genuine market conviction, not speculative froth.
That said, buyers should enter with clear eyes on two constraints: the 3% gross yield ceiling limits pure investment return, and the lease clock — while not urgent today — will become a factor for buyers targeting a long hold or late-stage exit. The project rewards owner-occupiers and disciplined upgraders more than leveraged yield-hunters. For a comprehensive picture of District 19's price dynamics, visit ShiokNest's District 19 Analytics Hub. For financing, the TDSR Calculator and Mortgage Calculator provide a fast sanity check on serviceability before you commit to a viewing.
FAQ
What is the average price for KOVAN REGENCY?
What is the rental yield for KOVAN REGENCY?
Is KOVAN REGENCY 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: 96 transactions analysed
- Rental data: 552 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 KOVAN REGENCY
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 KOVAN REGENCY against staying public? These HDB towns sit within walking or short-drive distance: