THE BENTLY RESIDENCES@KOVAN is a freehold development along KOVAN ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2018.
This profile draws on 19 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 8 years from TOP, THE BENTLY RESIDENCES@KOVAN is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for THE BENTLY RESIDENCES@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 19 sales and 60 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BENTLY RESIDENCES@KOVAN dashboard.
- Average sale price: $1,426,368 across 19 transactions
- Estimated gross rental yield: 2.4%
- District 19 PSF ranking: Above average (top 36%)
- Freehold tenure · OCR · D19 · 48 units
About THE BENTLY RESIDENCES@KOVAN
THE BENTLY RESIDENCES@KOVAN is a freehold condominium, located at KOVAN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by GOODLAND GLOBAL PTE LTD, comprising 48 residential units, completed in 2018.
As a freehold property, THE BENTLY RESIDENCES@KOVAN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BENTLY RESIDENCES@KOVAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $1,620 psf | $715,000 |
| 1 BR | 6 | $1,622 psf | $959,667 |
| 2 BR | 3 | $1,416 psf | $1,250,000 |
| 3 BR | 5 | $1,534 psf | $1,654,600 |
| 4 BR | 2 | $1,220 psf | $1,772,500 |
| 5+ BR | 2 | $1,194 psf | $2,530,000 |
Sales Market Overview
THE BENTLY RESIDENCES@KOVAN has recorded 19 sale transactions with an average transaction price of $1,426,368, ranging from $715,000 to $2,780,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,403 psf | $1,217,571 | — |
| 2022 | 4 | $1,340 psf | $1,603,750 | ↓ 4.5% |
| 2023 | 1 | $1,655 psf | $980,000 | ↑ 23.6% |
| 2024 | 4 | $1,657 psf | $1,365,750 | ↑ 0.1% |
| 2025 | 2 | $1,673 psf | $1,470,000 | ↑ 1.0% |
| 2026 | 1 | $1,291 psf | $2,780,000 | ↓ 22.8% |
THE BENTLY RESIDENCES@KOVAN ranks in the top 36% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE BENTLY RESIDENCES@KOVAN trades 4.6% below the segment benchmark.
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Rental Market Overview
THE BENTLY RESIDENCES@KOVAN has recorded 60 rental transactions with monthly rents averaging $2,817/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 24 | $2,439/mo | $1,700/mo | $3,000/mo |
| 2 BR | 29 | $2,947/mo | $2,000/mo | $3,600/mo |
| 3 BR | 7 | $3,579/mo | $2,150/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $2,005/mo |
| 2022 | 13 | $2,579/mo |
| 2023 | 11 | $3,245/mo |
| 2024 | 10 | $3,020/mo |
| 2025 | 10 | $3,100/mo |
| 2026 | 6 | $3,092/mo |
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Investment Analysis
Based on average rents and sale prices, THE BENTLY RESIDENCES@KOVAN delivers an estimated gross rental yield of 2.4%. 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 | 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 |
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.
Boutique character. With 48 units, THE BENTLY RESIDENCES@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.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 19 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": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE BENTLY RESIDENCES@KOVAN sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 19 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 THE BENTLY RESIDENCES@KOVAN?
What is the rental yield for THE BENTLY RESIDENCES@KOVAN?
Is THE BENTLY RESIDENCES@KOVAN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 60 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 THE BENTLY RESIDENCES@KOVAN
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