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: 29
- Condos within 1km: 107
- Avg PSF nearby: $1,703 psf
Station Overview
Kovan is a station on the North-East Line. There are 29 condos within walking distance (500m) and 107 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 MELODY | 60m | D19 | 99-year leasehold | 778 | $1,478 psf |
| KOVAN RESIDENCES | 170m | D19 | 99 yrs lease commencing from 2007 | 521 | $1,559 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 | $1,796 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 | $1,666 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 | $1,465 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 |
| FLORENCE TERRACE | 440m | D19 | 999 yrs lease commencing from 1875 | — | $1,335 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 |
| 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 | $1,339 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 | — | — |
| THE TEMBUSU | 540m | D19 | Freehold | $1,812 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 | $1,370 psf |
| HIGHLAND CONDOMINIUM | 570m | D19 | Freehold | $1,105 psf |
| HIGHLAND COTTAGES | 580m | D19 | Freehold | $1,237 psf |
| TREASURE GARDENS | 590m | D19 | Freehold | $1,154 psf |
| 57 @ KOVAN | 600m | D19 | — | $1,240 psf |
| SIMON TERRACE | 600m | D19 | — | — |
| THE PROMENADE@PELIKAT | 620m | D19 | Freehold | $1,310 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 |
| 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 | $978 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 | $1,375 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 |
| CHARLTON PARK | 720m | D19 | Freehold | $1,665 psf |
| PALM GROVE CONDOMINIUM | 720m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| TRILIVE | 730m | D19 | Freehold | $1,724 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 | $1,384 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 | — | $1,276 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 | $1,746 psf |
| ONEROBEY | 840m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| HILLSGROVE | 850m | D19 | 999 yrs lease commencing from 1878 | $734 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 28 | 910m | D19 | 999 yrs lease commencing from 1876 | $1,121 psf |
| HENLEY GARDENS | 910m | D19 | 99 yrs lease commencing from 1996 | $1,262 psf |
| SAI HO BUILDING | 930m | D19 | — | — |
| PARKWOOD COLLECTION | 940m | D19 | 99 yrs lease commencing from 2017 | $795 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 | $2,044 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 |
| CHEN JING JUE MANSIONS | 990m | D19 | — | — |
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 REALIS (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 is the distance to Kovan MRT computed?
Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).
What is the typical proximity premium for Kovan MRT?
MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away, varying by district and segment.
Does the MRT station affect rental yield?
Yes. MRT-proximate units rent at a 5–10% premium to equivalent further-away units, with shorter letting cycles. This typically improves gross yield by 20–40 basis points.
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.
Where can I verify transacted prices for private condos in this list?
The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Should I always prioritise proximity to Kovan MRT?
Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances calculated using haversine formula.
- Transaction data from URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.