SUITES @ KOVAN is a freehold development along UPPER SERANGOON ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 2012.
This profile draws on 9 recorded transactions from URA REALIS 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 14 years from TOP, SUITES @ 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 SUITES @ 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 9 sales and 29 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ KOVAN dashboard.
- Average sale price: $786,420 across 9 transactions
- Estimated gross rental yield: 3.8%
- District 19 PSF ranking: Above average (top 29%)
- Freehold tenure · OCR · D19 · 16 units
About SUITES @ KOVAN
SUITES @ KOVAN is a freehold condominium, located at UPPER SERANGOON ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by TSL CAPITAL PTE LTD, comprising 16 residential units, completed in 2012.
As a freehold property, SUITES @ KOVAN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SUITES @ KOVAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,728 psf | $641,481 |
| 2 BR | 2 | $1,281 psf | $1,034,444 |
| 3 BR | 1 | $1,111 psf | $1,160,000 |
Sales Market Overview
SUITES @ KOVAN has recorded 9 sale transactions with an average transaction price of $786,420, ranging from $595,000 to $1,160,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,214 psf | $980,000 | — |
| 2022 | 2 | $1,230 psf | $1,124,444 | ↑ 1.3% |
| 2023 | 1 | $1,626 psf | $595,000 | ↑ 32.2% |
| 2024 | 2 | $1,708 psf | $625,000 | ↑ 5.0% |
| 2025 | 2 | $1,769 psf | $674,444 | ↑ 3.6% |
| 2026 | 1 | $1,790 psf | $655,000 | ↑ 1.2% |
SUITES @ KOVAN ranks in the top 29% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, SUITES @ KOVAN trades 0.7% above the segment benchmark.
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Rental Market Overview
SUITES @ KOVAN has recorded 29 rental transactions with monthly rents averaging $2,465/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 22 | $2,249/mo | $1,650/mo | $3,500/mo |
| 2 BR | 7 | $3,143/mo | $2,300/mo | $3,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,075/mo |
| 2022 | 5 | $2,456/mo |
| 2023 | 5 | $2,860/mo |
| 2024 | 2 | $2,250/mo |
| 2025 | 9 | $2,561/mo |
| 2026 | 2 | $2,450/mo |
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Investment Analysis
Based on average rents and sale prices, SUITES @ KOVAN delivers an estimated gross rental yield of 3.8%. 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 | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows SUITES @ KOVAN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ KOVAN
- Kovan MRT
- Hougang MRT
- St. Gabriel'
- Holy Innocents'
- Holy Innocents'
Nearby MRT Stations
SUITES @ KOVAN is 290m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 19 schools within 2 km of SUITES @ KOVAN, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Gabriel's Primary School | Primary | 130m |
| Holy Innocents' Primary School | Primary | 170m |
| Holy Innocents' High School | Secondary | 170m |
| Hougang Secondary School | Secondary | 280m |
| Hougang Primary School | Primary | 300m |
| Xinmin Primary School | Primary | 520m |
| Montfort Secondary School | Secondary | 530m |
| Xinmin Secondary School | Secondary | 630m |
| Montfort Junior School | Primary | 640m |
| Zhonghua Primary School | Primary | 930m |
| Zhonghua Secondary School | Secondary | 1.0 km |
| Rosyth School | Primary | 1.2 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Kovan sits about 0.29km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 16 units, SUITES @ 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. St. Gabriel's Primary School sits about 0.13km 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 9 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SUITES @ 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. 9 transactions in URA REALIS 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 SUITES @ KOVAN?
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Is SUITES @ KOVAN freehold or leasehold?
How far is the nearest MRT from SUITES @ KOVAN?
What is the tenure of SUITES @ KOVAN?
How does SUITES @ KOVAN compare to other projects in the district?
What stamp duty applies for a foreign buyer of SUITES @ KOVAN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 29 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 SUITES @ KOVAN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.