Kovan Grandeur

35 filed transactions · District 19 · OCR

Median, per square foot
1,421 psf
Observed range
$1,006 — $1,677 psf
S$650k median price

99 yrs lease commencing from 2010 · 35 filed transactions

▲ 38.9% vs 12 months ago
S$650k
Median price
35
Filed transactions
47%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Apr '22 · S$715kJun '26 · S$840k

The transactions behind those figures20 of 35

Nothing modelled — these are the filed sales.

53 sqm · floor 01-05Apartment · Resale · 2026-06
S$840,000$1472 psf
85 sqm · floor 01-05Apartment · Resale · 2026-05
S$1,000,000$1093 psf
36 sqm · floor 01-05Apartment · Resale · 2026-03
S$640,000$1652 psf
85 sqm · floor 01-05Apartment · Resale · 2025-12
S$950,000$1038 psf
36 sqm · floor 01-05Apartment · Resale · 2025-11
S$639,088$1649 psf
53 sqm · floor 01-05Apartment · Resale · 2025-10
S$820,000$1437 psf
40 sqm · floor 01-05Apartment · Resale · 2025-08
S$663,800$1542 psf
53 sqm · floor 01-05Apartment · Resale · 2025-07
S$840,000$1472 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,5191,912
06-10S$1,5661,301
11-15S$1,5751,203
16-20S$1,691520
21-25S$2,58652

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Kovan
731m
Primary schools within 1km
2
nearest 357m
Primary schools · straight-line distance
  • Xinghua Primary School357m
  • Holy Innocents' Primary School728m
5 more between 1km and 2km
  • Paya Lebar Methodist Girls' School (Primary)1.5km
  • Montfort Junior School1.5km
  • CHIJ Our Lady of the Nativity1.5km
  • Xinmin Primary School1.5km
  • Punggol Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Kovan731m
  • Hougang1.1km
Also nearby
  • Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)685m
  • ParkRealty Park855m
  • Other schoolsYuying Secondary School448m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

4projects within 300m
$1,339–$1,913the middle half, per sq ft
$1,801median of those sales

From 63 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Trilive185m2026-0806-1060 sqm$1,839
Trilive185m2026-0706-1057 sqm$1,907
Trilive185m2026-0706-10108 sqm$1,935
Trilive185m2026-0711-1558 sqm$1,906
Trilive185m2026-0616-2084 sqm$1,703
Trilive185m2026-0606-1084 sqm$1,742
The Tembusu298m2026-0606-1044 sqm$1,913
The Tembusu298m2026-0511-1570 sqm$2,054
The Tembusu298m2026-0501-0570 sqm$1,988
Trilive185m2026-0416-2058 sqm$1,890
The Tembusu298m2026-0406-1044 sqm$1,911
Trilive185m2026-0316-2051 sqm$1,752
Trilive185m2026-0211-15108 sqm$1,935
Landed · Jalan Teliti199m2025-11—280 sqm$2,051
Trilive185m2025-0501-0558 sqm$1,762
Fortune Park166m2025-0306-1091 sqm$1,337

The 16 most recent are listed, out of 63 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

5 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-10-10192m274° W3 storeysProposed reconstruction to a 3-storey envelope control semi-detached dwelling house with an attic on lot 09590t mk 22 …
2026-01-26232m252° WSW3 storeysProposed reconstruction to the existing 2-storey semi-detached dwelling house to a 3-storey envelope control semi-deta…
2024-07-24269m265° W2 storeysProposed reconstruction to a 2-storey envelope control detached dwelling house with swimming pool
2025-04-28269m254° WSW3 storeysProposed erection of a 3-storey envelope control semi-detached dwelling house with attic
2026-04-10324m247° WSW3 storeysProposed erection of a 3-storey envelope control semi-detached dwelling house with a mezzanine and an attic
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Kovan Grandeur

HDB put this parcel out to tender and names Kovan Grandeur as what was built on it. Everything below is from that tender: the dates, the winning price, and the 16 bids that came in.

  1. Tender launched7 Apr 2010
  2. Tender closed6 May 201016 bids received
  3. Awarded10 May 2010Fragrance Properties Pte Ltd
  4. Winning tenderS$16,250,000at least S$4,360 per sq m of gross floor area · at least S$405 per sq ft
Parcel
Hougang S13 Tampines Road
Site area
2,662 sq m
Lease
99 yrs
Plot ratio
1.4
Gross floor area
3,727 sq m (max)
Sold as
Condominium

HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.

Every bid — all 16, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Fragrance Properties Pte LtdS$16,250,000—
2Whye Wah Group Pte LtdS$15,500,000S$750,000 · 4.6%
3OPH Marymount LimitedS$14,999,000S$1,251,000 · 7.7%
4Ningbo Construction Group (S) Pte LtdS$13,999,998S$2,250,002 · 13.8%
5Sea + Park Development Pte LtdS$13,900,000S$2,350,000 · 14.5%
6Right Construction Pte LtdS$12,330,000S$3,920,000 · 24.1%
7JBE Holdings Pte LtdS$12,300,000S$3,950,000 · 24.3%
8Goodland Sunny Pte LtdS$11,000,888S$5,249,112 · 32.3%
9Cadence Properties Pte. Ltd.S$10,918,000S$5,332,000 · 32.8%
10Techkon Investment Pte LtdS$10,080,000S$6,170,000 · 38.0%
11Vigcon Construction Pte LtdS$9,868,000S$6,382,000 · 39.3%
12Liverland Investments Pte LtdS$9,280,000S$6,970,000 · 42.9%
13Invest-Ho Properties Pte LtdS$9,100,000S$7,150,000 · 44.0%
14KDC Development Pte LtdS$8,850,000S$7,400,000 · 45.5%
15Wee Hur Development Pte LtdS$8,320,000S$7,930,000 · 48.8%
16Kim Hoe Corporation Pte LtdS$7,500,000S$8,750,000 · 53.8%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 10 May 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Kovan Grandeur”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$650,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$650,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$16,970
Cash in handS$250,614
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.