Kovan Melody

120 filed transactions · District 19 · OCR

Median, per square foot

1,551 psf

Observed range

$1,065 — $2,021 psf
S$1,782k median price

99 yrs lease commencing from 2004 · 120 filed transactions

▲ 0.1% vs 12 months ago

S$1,782k

Median price

120

Filed transactions

62%

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

What it costs on the day, at $1,781,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Jun '24 · S$1,320kAug '26 · S$1,660k

The transactions behind those figures20 of 120

Nothing modelled — these are the filed sales.

81 sqm · floor 06-10Condominium · Resale · 2026-08

S$1,528,680$1753 psf

84 sqm · floor 16-20Condominium · Resale · 2026-08

S$1,660,000$1836 psf

120 sqm · floor 11-15Condominium · Resale · 2026-08

S$2,515,000$1947 psf

114 sqm · floor 01-05Condominium · Resale · 2026-07

S$2,320,000$1891 psf

131 sqm · floor 11-15Condominium · Resale · 2026-07

S$2,850,000$2021 psf

131 sqm · floor 11-15Condominium · Resale · 2026-06

S$2,680,000$1901 psf

114 sqm · floor 06-10Condominium · Resale · 2026-06

S$2,200,000$1793 psf

120 sqm · floor 06-10Condominium · Resale · 2026-06

S$2,380,000$1843 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+5.8%

Floors 16+ against floors 1–5, Kovan Melody only. Median S$1,635 psf up top from 12 sales, S$1,546 psf low down from 34.

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.

Storeys	Median psf	Filed sales
01-05	S$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

90m

Primary schools within 1km

nearest 781m

Primary schools · straight-line distance

Xinghua Primary School781m

8 more between 1km and 2km

Paya Lebar Methodist Girls' School (Primary)1.2km
Xinmin Primary School1.2km
Holy Innocents' Primary School1.3km
Zhonghua Primary School1.6km
Montfort Junior School1.6km
Rosyth School1.7km
Hougang Primary School1.9km
Yio Chu Kang Primary School2.0km

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

Kovan90m
Hougang1.4km
Serangoon1.6km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)281m
ParkRichards Ave PK206m
Other schoolsAnderson Serangoon Junior College621m

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

Distance from Kovan MelodyStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$1,813–$2,021the middle half, per sq ft

$1,867median of those sales

From 49 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Kovan Residences	206m	2026-08	01-05	134 sqm	$1,872
Landed · Lowland Road	109m	2026-07	—	259 sqm	$1,867
Landed · Flower Road	293m	2026-07	—	143 sqm	$2,300
Kovan Residences	206m	2026-06	16-20	117 sqm	$2,003
Kovan Residences	206m	2026-05	01-05	206 sqm	$1,376
Kovan Residences	206m	2026-05	01-05	134 sqm	$1,850
Landed · Flower Road	293m	2026-05	—	175 sqm	$2,762
Kovan Residences	206m	2026-04	11-15	117 sqm	$2,021
Kovan Residences	206m	2026-03	11-15	88 sqm	$1,888
Kovan Residences	206m	2026-03	11-15	134 sqm	$1,872
Kovan Residences	206m	2026-02	01-05	88 sqm	$1,848
Simon Plaza	212m	2026-02	01-05	156 sqm	$1,358
Landed · Lowland Road	109m	2024-09	—	292 sqm	$1,555
Lowland Terrace	172m	2023-12	—	164 sqm	$2,167
Lowland Terrace	172m	2021-10	—	155 sqm	$1,823
Landed · Lowland Road	109m	2021-09	—	146 sqm	$2,169

The 16 most recent are listed, out of 49 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°

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.

Which way does the unit face?

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.

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

Approved	Away	Bearing	Height	What
2026-05-12	143m	292° WNW	3 storeys	Proposed reconstruction of a 3 storey envelope control intermediate terrace dwelling house with attic on lot 07639a mk…
2025-12-30	173m	250° WSW	3 storeys	Proposed new erection of one (1) unit of 3-storey envelope control corner terrace dwelling house with a mezzanine, an …
2026-07-14	173m	250° WSW	—	Subdivision of land into 2 plots
2024-03-22	265m	273° W	3 storeys	Proposed reconstruction to a 3-storey envelope control detached dwelling house with a new attic
2025-04-24	275m	247° WSW	3 storeys	Proposed erection of 3-storey envelope control intermediate terrace dwelling house with mezzanine and attic on lot 984…
2025-03-28	338m	255° WSW	—	Proposed subdivision of land into 2 plots

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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,782,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,782,000

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$41,648

Cash in handS$1,357,936

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.