Kovan 81
Located in District 19 (Punggol, Hougang, Serangoon Gardens), Kovan 81 is a 999-year leasehold condominium in the Outside Central Region (OCR). The development comprises 29 units, on a lease that commenced in 1878. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
KOVAN 81 is a 999 yrs lease commencing from 1878 condominium at KOVAN ROAD in District 19 (OCR), developed by , comprising 29 units.
Location & Connectivity
KOVAN 81 is approximately 800m from Serangoon MRT station, with 4 stations within 1.5 km.
Schools & Education
22 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hillside World Academy | International | 270m |
| Cedar Girls' Secondary School | Secondary | 370m |
| Zhonghua Secondary School | Secondary | 370m |
| Cedar Primary School | Primary | 420m |
| Zhonghua Primary School | Primary | 440m |
| DPS International School | International | 560m |
| Montfort Junior School | Primary | 810m |
| Serangoon Secondary School | Secondary | 840m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,198 psf | $1,290,000 |
| 4 BR | 1 | $969 psf | $1,680,000 |
Market Position
KOVAN 81 has recorded 2 sales at an average price of $1,485,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,198 psf | — |
| 2024 | 1 | $969 psf | ↓ 19.1% |
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Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 29-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). Parking and arterial road access matter more here than walking-distance MRT.
It is a weaker fit for yield-focused investors and short-term flippers (<5 yr) — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
KOVAN 81 is a 999 yrs lease commencing from 1878 development in District 19 (OCR), with 29 units, offering a gross yield of 3.2%.
Explore the full KOVAN 81 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing KOVAN 81 against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for KOVAN 81?
Is KOVAN 81 freehold?
What is the rental yield for KOVAN 81?
Which MRT is nearest to KOVAN 81?
Sources & Next Steps
- KOVAN 81 Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions
- Rental data: 10 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2024 · 2 records analysed · Source: URA private-sale caveats