VIBES @ 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 36 units and is TOP 2015.
This profile draws on 12 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 11 years from TOP, VIBES @ 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 VIBES @ 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 12 sales and 97 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIBES @ KOVAN dashboard.
- Average sale price: $787,792 across 12 transactions
- Estimated gross rental yield: 4.0%
- District 19 PSF ranking: Above average (top 40%)
- Freehold tenure · OCR · D19 · 36 units
About VIBES @ KOVAN
VIBES @ KOVAN is a freehold condominium, located at KOVAN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by OXLEY ASSETS PTE LTD, comprising 36 residential units, completed in 2015.
As a freehold property, VIBES @ KOVAN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIBES @ KOVAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,556 psf | $690,000 |
| 1 BR | 3 | $1,427 psf | $787,500 |
| 2 BR | 3 | $1,252 psf | $983,667 |
Sales Market Overview
VIBES @ KOVAN has recorded 12 sale transactions with an average transaction price of $787,792, ranging from $630,000 to $1,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,363 psf | $777,500 | — |
| 2022 | 2 | $1,329 psf | $837,500 | ↓ 2.5% |
| 2023 | 4 | $1,560 psf | $701,250 | ↑ 17.4% |
| 2024 | 3 | $1,331 psf | $913,667 | ↓ 14.7% |
| 2025 | 2 | $1,559 psf | $727,500 | ↑ 17.2% |
VIBES @ KOVAN ranks in the top 40% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, VIBES @ KOVAN trades 6.6% below the segment benchmark.
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Rental Market Overview
VIBES @ KOVAN has recorded 97 rental transactions with monthly rents averaging $2,615/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 65 | $2,376/mo | $1,600/mo | $3,200/mo |
| 2 BR | 32 | $3,100/mo | $2,050/mo | $4,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $1,924/mo |
| 2022 | 22 | $2,550/mo |
| 2023 | 16 | $2,944/mo |
| 2024 | 20 | $2,783/mo |
| 2025 | 20 | $2,855/mo |
| 2026 | 2 | $2,510/mo |
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Investment Analysis
Based on average rents and sale prices, VIBES @ KOVAN delivers an estimated gross rental yield of 4.0%. 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 VIBES @ KOVAN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIBES @ KOVAN
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Bartley MRT
- Cedar Girls'
- Cedar Primary School
- Zhonghua Secondary School
Nearby MRT Stations
VIBES @ KOVAN is 750m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of VIBES @ KOVAN, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 210m |
| Cedar Primary School | Primary | 260m |
| Zhonghua Secondary School | Secondary | 510m |
| Zhonghua Primary School | Primary | 580m |
| Serangoon Secondary School | Secondary | 690m |
| Xinmin Secondary School | Secondary | 910m |
| Montfort Junior School | Primary | 930m |
| Montfort Secondary School | Secondary | 980m |
| Xinmin Primary School | Primary | 1.1 km |
| Yangzheng Primary School | Primary | 1.1 km |
| St. Gabriel's Primary School | Primary | 1.3 km |
| Holy Innocents' High School | Secondary | 1.3 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.
Walking-distance MRT. Serangoon is about 0.75km — 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 36 units, VIBES @ 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. Cedar Girls' Secondary School sits about 0.21km 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 12 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: VIBES @ 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. 12 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 VIBES @ KOVAN?
What is the rental yield for VIBES @ KOVAN?
Is VIBES @ 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: 12 transactions analysed
- Rental data: 97 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 VIBES @ 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 VIBES @ KOVAN against staying public? These HDB towns sit within walking or short-drive distance: