Proximity to Kovan MRT is one of the highest-leverage locational variables in the Singapore property market. MRT-proximity premium reflects daily-commute time savings, integrated with the broader transit network mapped on the LTA MRT system map. Singapore’s North-South, East-West, Circle, Downtown, Thomson-East Coast, and forthcoming Cross Island Line collectively serve approximately 200+ stations.
For private condo buyers in particular, proximity to Kovan MRT translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away. This private condos shortlist surfaces the developments closest to Kovan MRT.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- Station: Kovan (North-East Line)
- Condos within 500m: 31
- Condos within 1km: 116
- Avg PSF nearby: $1,666 psf
Station Overview
Kovan is a station on the North-East Line. There are 31 condos within walking distance (500m) and 116 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Kovan MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| KOVAN RESIDENCES | 170m | D19 | 99 yrs lease commencing from 2007 | 521 | $1,564 psf |
| KOVAN MELODY | 200m | D19 | 99-year leasehold | 778 | $1,491 psf |
| SIMON PLAZA | 210m | D19 | Freehold | 19 | $1,298 psf |
| FLORENCE GROVE | 250m | D19 | Freehold | — | $2,131 psf |
| STARS OF KOVAN | 270m | D19 | 99 yrs lease commencing from 2015 | 390 | $1,802 psf |
| LOWLAND TERRACE | 290m | D19 | Freehold | — | $1,995 psf |
| SUITES @ KOVAN | 290m | D19 | Freehold | 16 | $1,560 psf |
| KOVAN GARDENS | 300m | D19 | Freehold | — | $1,678 psf |
| KOVAN REGENCY | 360m | D19 | 99 yrs lease commencing from 2012 | 378 | $1,671 psf |
| CHOON KIM HOUSE | 380m | D19 | Freehold | — | $1,468 psf |
| MONDO MANSION BUILDING | 380m | D19 | Freehold | — | $1,144 psf |
| LOWLAND VIEW | 380m | D19 | Freehold | — | $1,864 psf |
| THE OLD HOUSE | 390m | D19 | Freehold | 6 | $1,226 psf |
| BLISS@KOVAN | 390m | D19 | Freehold | 140 | $1,471 psf |
| THE SILVA GARDENS | 390m | D19 | — | 5 | — |
| FIORENZA | 400m | D19 | Freehold | 28 | $1,302 psf |
| TAI PENG GARDENS | 420m | D19 | Freehold | — | $1,842 psf |
| THE COURTYARD | 420m | D19 | Freehold | 27 | $1,287 psf |
| PARK RESIDENCES KOVAN | 430m | D19 | Freehold | 41 | $1,770 psf |
| JAZZ RESIDENCES | 440m | D19 | Freehold | — | $981 psf |
| KOVAN CREST | 450m | D19 | Freehold | 20 | $1,340 psf |
| CHARLTON 18 | 460m | D19 | Freehold | 18 | $956 psf |
| 21 RICHARDS | 460m | D19 | — | 31 | $1,558 psf |
| DA SILVA VILLAS | 460m | D19 | Freehold | — | $2,070 psf |
| THE BENTLY RESIDENCES@KOVAN | 470m | D19 | Freehold | 48 | $1,470 psf |
| KOVAN ESQUIRE | 480m | D19 | Freehold | 23 | $1,430 psf |
| INFINIUM | 490m | D19 | Freehold | 14 | $752 psf |
| RICH.RESIDENCE | 500m | D19 | Freehold | — | $836 psf |
| HARMONY @ 1A | 500m | D19 | Freehold | 12 | $1,218 psf |
| FORTUNA GARDENS | 500m | D19 | 999 yrs lease commencing from 1883 | — | $1,921 psf |
| PIN MANSIONS | 500m | D19 | Freehold | 16 | $1,370 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Kovan MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| CHARLTON VILLAS | 520m | D19 | Freehold | $1,109 psf |
| KOVAN JEWEL | 520m | D19 | Freehold | $2,140 psf |
| KOVAN GARDEN | 520m | D19 | — | — |
| CHARLTON PARK | 540m | D19 | Freehold | $1,665 psf |
| THE TEMBUSU | 540m | D19 | Freehold | $1,820 psf |
| KOVANA | 550m | D19 | Freehold | $1,267 psf |
| FORTUNA GARDEN | 550m | D19 | Freehold | $2,021 psf |
| GRAND REGALIA | 560m | D19 | Freehold | $1,031 psf |
| FOH PIN GARDEN | 570m | D19 | Freehold | $2,079 psf |
| SANCTUARY @ 813 | 570m | D19 | Freehold | $1,400 psf |
| HIGHLAND CONDOMINIUM | 570m | D19 | Freehold | $1,105 psf |
| KUAN MING GARDENS | 570m | D19 | Freehold | $1,888 psf |
| HIGHLAND COTTAGES | 580m | D19 | Freehold | $1,237 psf |
| TREASURE GARDENS | 590m | D19 | Freehold | $1,154 psf |
| 57 @ KOVAN | 600m | D19 | — | $1,240 psf |
| HIGHLAND TERRACE | 600m | D19 | — | — |
| SIMON TERRACE | 600m | D19 | — | — |
| THE PROMENADE@PELIKAT | 620m | D19 | Freehold | $1,309 psf |
| D' SILVA TERRACE | 620m | D19 | — | — |
| CHARLTON CORNER | 630m | D19 | Freehold | $1,023 psf |
| CHARLTON RESIDENCES | 630m | D19 | Freehold | $592 psf |
| ISUITES @ TANI | 630m | D19 | 999 yrs lease commencing from 1883 | $1,376 psf |
| FLORENCE GARDENS | 650m | D19 | 947 yrs lease commencing from 1934 | $1,730 psf |
| PRIMO RESIDENCES | 660m | D19 | Freehold | $1,302 psf |
| FORTUNE PARK | 660m | D19 | Freehold | $1,250 psf |
| PARRY COURT | 660m | D19 | 999 yrs lease commencing from 1886 | $831 psf |
| D'PAVILION | 670m | D19 | Freehold | $1,372 psf |
| PALM GROVE TERRACE | 670m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| SOVEREIGN @ SIMON | 670m | D19 | — | — |
| THE TOP RESIDENCE | 680m | D19 | 999 yrs lease commencing from 1884 | $1,031 psf |
| CHARLTON 27 | 690m | D19 | Freehold | $743 psf |
| KOVAN APARTMENTS | 690m | D19 | Freehold | $950 psf |
| THE FLORENTINE | 700m | D19 | 947 yrs lease commencing from 1934 | $1,197 psf |
| WATER VILLAS | 710m | D19 | Freehold | $819 psf |
| ISUITES @ PALM | 710m | D19 | 999 yrs lease commencing from 1878 | $1,376 psf |
| JADE VINE GARDENS | 710m | D19 | 999 yrs lease commencing from 1883 | $1,912 psf |
| SUMMER SCENT | 710m | D19 | 999 yrs lease commencing from 1883 | $1,184 psf |
| PALM GROVE CONDOMINIUM | 720m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| TRILIVE | 730m | D19 | Freehold | $1,731 psf |
| FLORENCE TERRACE | 730m | D19 | 999 yrs lease commencing from 1875 | $1,335 psf |
| ROSYTH RESIDENCE | 740m | D19 | 999 yrs lease commencing from 1886 | $1,338 psf |
| GLASGOW RESIDENCE | 750m | D19 | 999 yrs lease commencing from 1886 | $1,371 psf |
| GILLENIA | 760m | D19 | 999 yrs lease commencing from 1886 | $1,181 psf |
| JADE GARDEN | 760m | D10 | Freehold | $1,711 psf |
| PARRYVILLE | 760m | D19 | 999 yrs lease commencing from 1883 | $2,007 psf |
| JANSEN VIEW | 770m | D19 | — | — |
| KOVAN GRANDEUR | 770m | D19 | 99 yrs lease commencing from 2010 | $1,379 psf |
| JANSEN 8 | 780m | D19 | Freehold | $816 psf |
| JANSEN SPRING | 780m | D19 | — | — |
| PALM GROVE REGENCY | 800m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
| 3@SANDILANDS | 810m | D19 | — | $1,298 psf |
| PALM HAVEN | 820m | D19 | 999 yrs lease commencing from 1876 | $1,324 psf |
| BREEZY MANSIONS | 820m | D19 | 999 yrs lease commencing from 1886 | $1,349 psf |
| SURIN VILLAS | 830m | D19 | Freehold | $622 psf |
| THE FLORENCE RESIDENCES | 830m | D19 | 99 yrs lease commencing from 2018 | $1,751 psf |
| ONEROBEY | 840m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| HILLSGROVE | 850m | D19 | 999 yrs lease commencing from 1878 | $748 psf |
| TREASURE MANSIONS | 850m | D19 | Freehold | $1,177 psf |
| ONE SURIN | 860m | D19 | Freehold | $835 psf |
| MINT RESIDENCES @ JANSEN | 860m | D19 | 999 yrs lease commencing from 1878 | $1,170 psf |
| RESIDENCES @ JANSEN | 860m | D19 | 999 yrs lease commencing from 1876 | $1,197 psf |
| SURIN GARDENS | 890m | D19 | Freehold | $2,212 psf |
| SANDILANDS RESIDENCES | 890m | D19 | 999 yrs lease commencing from 1886 | $1,888 psf |
| FONTAINE PARRY | 890m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| HILLSIDE MANSIONS | 910m | D19 | Freehold | $1,277 psf |
| LANGE 28 | 910m | D19 | 999 yrs lease commencing from 1878 | $1,095 psf |
| JANSEN MANSIONS | 910m | D19 | 999 yrs lease commencing from 1876 | $1,264 psf |
| JANSEN 28 | 910m | D19 | 999 yrs lease commencing from 1876 | $1,121 psf |
| HENLEY GARDENS | 910m | D19 | 99 yrs lease commencing from 1996 | $1,363 psf |
| SAI HO BUILDING | 930m | D19 | — | — |
| PARKWOOD COLLECTION | 940m | D19 | 99 yrs lease commencing from 2017 | $798 psf |
| KOVAN 81 | 950m | D19 | 999 yrs lease commencing from 1878 | $1,084 psf |
| GLASGOW TERRACE | 950m | D19 | — | — |
| JEWEL @ CHUAN HOE | 950m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| POH HUAT GARDENS | 950m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| KOVAN PRIMERA | 960m | D19 | Freehold | $1,274 psf |
| FORTUNA HILL | 960m | D19 | 999 yrs lease commencing from 1876 | $1,830 psf |
| JANSEN HOUSE | 960m | D19 | 999 yrs lease commencing from 1876 | $2,049 psf |
| PHILLIPS RESIDENCE | 960m | D19 | 999 yrs lease commencing from 1886 | $713 psf |
| SPAZIO @ KOVAN | 970m | D19 | Freehold | $1,429 psf |
| HIGHLAND ROW | 970m | D19 | Freehold | $1,544 psf |
| D'ZIRE | 970m | D19 | 999 yrs lease commencing from 1875 | $1,379 psf |
| THE MINTON | 980m | D19 | 99-year leasehold | $1,370 psf |
| CHEN JING JUE MANSIONS | 990m | D19 | — | — |
| PARRY PARK | 1 km | D19 | 999 yrs lease commencing from 1877 | $2,044 psf |
The private condos list ranked by distance to Kovan MRT is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Kovan MRT typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Kovan MRT?
What is the average PSF near Kovan MRT?
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances calculated using haversine formula.
- Transaction data from URA.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.