CONDODistrict 19

BLISS@KOVAN

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Details

Project: BLISS@KOVAN
TOP year: 2015
Tenure: Freehold
Land size: 9,111 sqm (98,067 sqft)
Plot ratio: 1.4
Developer: BBR Kovan Pte. Ltd.
Gross rental yield: ~3.1% · ~$1.5M (est.)
Storeys: 5
Market segment: OCR
Total units: 140
Blocks: 6
District: 19

Upcoming MRT

1.3 km from Hougang (CRL Phase 1), opening 2030 · ~16 min walk

Serangoon North · 1.3 km · 2030Defu · 1.7 km · 2030

Transactions

Showing 10 of 187

Beds

Period

Size–sqft


Jul 2026		2BR	$1,630,000	915	$1,781
Jul 2026		1BR	$900,000	614	$1,466
May 2026		1BR	$875,000	527	$1,660
Mar 2026		3BR	$2,150,000	1,313	$1,637
Dec 2025		3BR	$2,620,000	2,174	$1,205
Oct 2025		2BR	$1,450,000	840	$1,726
May 2025		3BR	$2,380,000	1,249	$1,906
Apr 2025		3BR	$2,530,000	2,217	$1,141
Jan 2025		2BR	$1,600,000	926	$1,728
Nov 2024		2BR	$1,485,000	840	$1,768

Price Action

Flat−0.5%Last 12 months$1,649 psf

Beds

PSF (S$)12 sales · Sep 2024 to Aug 2026

typical range, $1,401 to $1,73812 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of BLISS@KOVAN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	30	21%	495-614 sqft	S$2,850/mo*	~3.8%· low sample (2 sales)	24
2BR	40	29%	797-1,808 sqft	S$3,700/mo*	~2.9%· low sample (2 sales)	17
3BR	70	50%	1,130-2,357 sqft	S$4,675/mo*	~2.3%· low sample (2 sales)	14

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

18 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
21 Richards	286 m	Jul 2026		Resale	3BR	$1,600,000	1,044	$1,533
Kovan Regency	230 m	Jun 2026		Resale	2BR	$1,590,000	775	$2,052
Kovan Residences	277 m	Jun 2026		Resale	3BR	$2,523,000	1,259	$2,004
Pin Mansions	300 m	Jun 2026		Resale	3BR	$1,868,000	1,249	$1,496
Kovan Regency	230 m	May 2026		Resale	2BR	$1,580,000	893	$1,769
Kovan Residences	277 m	May 2026		Resale	4BR	$3,050,000	2,217	$1,376
Kovan Residences	277 m	May 2026		Resale	4BR	$2,668,000	1,442	$1,850
Kovan Regency	230 m	Apr 2026		Resale	3BR	$2,225,000	1,130	$1,969
Pin Mansions	300 m	Apr 2026		Resale	3BR	$1,838,000	1,238	$1,485
Simon Plaza	216 m	Feb 2026		Resale	3BR	$2,280,000	1,679	$1,358
Simon Plaza	216 m	Feb 2026		Resale	3BR	$2,510,000	1,615	$1,554
21 Richards	286 m	Sep 2025		Resale	3BR	$1,560,000	1,055	$1,479
Fiorenza	272 m	Aug 2025		Resale	2BR	$1,270,000	840	$1,512
Fiorenza	272 m	May 2025		Resale	3BR	$2,220,000	1,485	$1,495
Simon Plaza	216 m	Apr 2025		Resale	—	$2,550,000	1,927	$1,323
21 Richards	286 m	Mar 2025		Resale	1BR	$770,000	409	$1,883
Pin Mansions	300 m	Feb 2025		Resale	3BR	$1,790,000	1,249	$1,433
Fiorenza	272 m	Sep 2023		Resale	2BR	$2,500,000	1,905	$1,312

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

BLISS@KOVAN was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

29 realized resale exits at BLISS@KOVAN.29 profitable, 0 at a loss.Median 1.25%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	2	12y 3m	$1,511	$1,633	S$63,449	0.62%
2BR	5	12y 7m	$1,394	$1,568	S$102,693	0.94%
3BR	7	13y 0m	$1,388	$1,726	S$231,328	1.25%
4BR	9	11y 5m	$1,312	$1,516	S$299,280	1.38%
5BR+	6	11y 2m	$963	$1,095	S$323,717	1.65%
Total	29	11y 5m	$1,344	$1,568	S$231,328	1.25%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at BLISS@KOVAN today: ~$1,649 psf.Resale median, last 12 months, 6 sales.

Where current owners entered (psf)

today ~$1,649

$920 p5median $1,377p95 $1,601

Your entry price$1,650 psf

96.3%

≈ top quartile for this project

of current owners entered below $1,649 psf — they could sell below your entry and still profit.

91.4%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

79 within 1 km

This property

$1,660

psf · 11 sales

Lowest

$1,076

psf

Average

$1,538

psf

Highest

$2,175

psf

Bliss@Kovan sits 8% above the nearby average for the last 2 years of sales.


—	Bliss@KovanThis property	FH	2015	$1,660
60 m	Goodrich Park	FH	1982	—
216 m	Simon Plaza	FH	1990	$1,358
230 m	Kovan Regency	LH	2015	$1,877
254 m	Simonville	FH	1984	—
272 m	Fiorenza	FH	2011	$1,503
277 m	Kovan Residences	LH	2011	$1,843
286 m	Richards Mansions	FH	1992	—
286 m	21 Richards	FH	2013	$1,533
300 m	Pin Mansions	FH	1992	$1,485
318 m	Summer Scent	FH	2012	$1,230

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	820 m	≤ 1 km	No ballot	45	140
Xinmin Primary SchoolPhase 2C · 87 applied · 53 places	835 m	≤ 1 km	Balloted · ≤ 1 km	87	53
Your band is exactly the cut — priority, but contested.

9 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Holy Innocents' Primary SchoolPhase 2C · 110 applied · 45 places	1.1 km	1–2 km	Balloted · ≤ 1 km	110	45
Did not reach this home's band.
Montfort Junior SchoolPhase 2C · 11 applied · 118 places	1.23 km	1–2 km	No ballot	11	118
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	1.31 km	1–2 km	Balloted · 1–2 km	110	89
Your band is exactly the cut — priority, but contested.
Rosyth SchoolPhase 2C · 132 applied · 42 places	1.38 km	1–2 km	Balloted · ≤ 1 km	132	42
Did not reach this home's band.
Zhonghua Primary SchoolPhase 2C · 8 applied · 133 places	1.4 km	1–2 km	No ballot	8	133
Hougang Primary SchoolPhase 2C · 115 applied · 98 places	1.56 km	1–2 km	No ballot	115	98
Yio Chu Kang Primary SchoolPhase 2C · 22 applied · 110 places	1.57 km	1–2 km	No ballot	22	110
CHIJ Our Lady Of The NativityPhase 2C · 131 applied · 116 places	1.87 km	1–2 km	Balloted · beyond 2 km	131	116
Inside the cut — offered before any ballot.
Punggol Primary SchoolPhase 2C · 75 applied · 59 places	1.97 km	1–2 km	No ballot	75	59
Within 2 km of blocks 6, 6A & 6B; blocks 2, 2A & 2B borderline

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BLISS@KOVAN

Beds

	01	02	03	04	05
05	#05-012,1743BR	#05-022,3573BR	#05-031,7652BR	#05-044951BR	#05-051,6152BR
04	#04-011,1633BR	#04-021,2493BR	#04-039152BR	#04-044951BR	#04-057972BR
03	#03-011,1633BR	#03-021,2493BR	#03-039152BR	#03-044951BR	#03-057972BR
02	#02-011,1633BR	#02-021,2493BR	#02-039152BR	#02-044951BR	#02-057972BR
01	#01-011,3133BR	#01-021,2273BR	#01-039362BR	#01-045061BR	#01-058932BR

1BR2BR3BR· tile shows strata sq ft