Kovan Grandeur

35 filed transactions · District 19 · OCR

Median, per square foot
1,421 psf
Observed range
S$1,006 — S$1,677 psf35 filed transactions · 47% low to highS$650k median filed price
▲ 38.9% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Apr '22 · S$715kJun '26 · S$840k

The transactions behind those figures

20 of 35 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

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. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 19, not here.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.6%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,5301,879
06-10S$1,5761,297
11-15S$1,5831,204
16-20S$1,717518
21-25S$2,58653

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, 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
5 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Kovan731m
  • Hougang1.1km
Also nearby
  • Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)685m
  • ParkRealty Park855m
  • Preschools6 within 1kmnearest 69m
  • 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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

4projects within 300m
$1,344–$1,935the middle half, per sq ft
$1,822median of those sales

From 64 filed sales, at most the 20 most recent per project — 2 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Trilive185m2026-0906-1058 sqm$1,858
The Tembusu298m2026-0906-1070 sqm$2,044
Trilive185m2026-0806-1060 sqm$1,839
Trilive185m2026-0706-10108 sqm$1,935
Trilive185m2026-0711-1558 sqm$1,906
Trilive185m2026-0706-1057 sqm$1,907
Trilive185m2026-0606-1084 sqm$1,742
Trilive185m2026-0616-2084 sqm$1,703
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
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

The 16 most recent of 64 at this radius. Storey bands as published; no feed carries a unit number.

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 refund from proceeds
Fees
Sale price · S$650,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$650,000

Your figures · CPF interest estimated
Sale priceS$650,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$16,970
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$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. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

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Rough timing
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