How have HDB prices in Kovan changed over time?

Over the 7 years from 2016 Q2 to 2026 Q2, the median price per square foot in Kovan changed by +5.7% a year, from $363 to $535.

Does remaining lease affect HDB prices in Kovan?

In Kovan, 4-room flats with 60-69 years of lease remaining resell at $522 per square foot against $561 for those with 50-59 years, a difference of −7%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Kovan

$1,780median private resale per ft², 235 caveats (12 months)

High confidence95% CI $1,730–$1,820 per ft²n = 235 caveats

The median private resale price in Kovan (Hougang, North-East Region) is S$1,780 per square foot (S$19,100 per square metre), from 235 caveats in the 12 months to August 2026. Over the 7 years to 2026 Q2, the HDB median price per square foot here changed by +5.7% a year in cash terms, or +3.2% a year after inflation. HDB resale here runs S$564 per square foot from 40 resales, at a median 4-room price of S$560,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

Private prices in Kovan

Median price per ft²

$564

n = 40 resales

Median resale price

$559,444

median flat 980 ft²

Median lease remaining

59 yrs

of a 99-year lease

2 of 40 resales here crossed $1,000,000 in the last 18 months (5%).

How prices are spread in Kovan

p20 $538
p80 $600
95% CI $544–$582

By flat type

Every HDB resale registered here in the last 18 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $446,500 · 721 ft²	$582/ft²	n = 10
4-roommedian $560,000 · 980 ft²	$563/ft²	n = 21
5-roommedian $721,900 · 1,329 ft²	$535/ft²	n = 6

Price by remaining lease, 4-room

Kovan, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $562,944	$561/ft²	n = 20
60-69 yearsmedian $525,000	$522/ft²	n = 22

Price by floor

HDB publishes a storey range on every resale.

Too few 4-room resales per storey band (8 per band, over 18 months) to chart a floor premium here.

Buyers: Where does a price sit?

Ranked against 40 resales in Kovan (18 months).

Resale price

Floor area in ft²

S$559,444 for 992 ft² is around the 50th percentile of the 40 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$564 per square foot, over 40 resales (18 months).

A market figure for that size in Kovan, not a valuation of your flat.

Floor area in ft²

S$559,000

middle 60% of resales: S$534,000 to S$595,000 for that size · 40 resales, 18 months

Resales (last 18 months)

40 sales

Resales in Kovan, last 18 months
	Address
Jul 2026	701 Hougang Ave 2	S$545,000	4-room	58 yrs	$556
Jun 2026	707 Hougang Ave 2	S$690,000	5-room	59 yrs	$509
Jun 2026	706 Hougang Ave 2	S$530,888	4-room	59 yrs	$542
Jun 2026	711 Hougang Ave 2	S$525,000	4-room	59 yrs	$536
May 2026	712 Hougang Ave 2	S$1,010,000	Executive	59 yrs	$601
May 2026	710 Hougang Ave 2	S$700,000	5-room	60 yrs	$538
May 2026	701 Hougang Ave 2	S$606,888	4-room	58 yrs	$607
May 2026	711 Hougang Ave 2	S$545,000	4-room	59 yrs	$544
May 2026	701 Hougang Ave 2	S$420,000	3-room	59 yrs	$583
Apr 2026	710 Hougang Ave 2	S$723,000	5-room	60 yrs	$533
Apr 2026	709 Hougang Ave 2	S$588,888	4-room	58 yrs	$601
Apr 2026	704 Hougang Ave 2	S$570,000	4-room	59 yrs	$582
Apr 2026	702 Hougang Ave 2	S$475,000	3-room	59 yrs	$538
Apr 2026	703 Hougang Ave 2	S$458,000	3-room	59 yrs	$635
Mar 2026	710 Hougang Ave 2	S$732,000	5-room	60 yrs	$523
Mar 2026	711 Hougang Ave 2	S$565,888	4-room	59 yrs	$565
Mar 2026	706 Hougang Ave 2	S$530,000	4-room	59 yrs	$541
Mar 2026	703 Hougang Ave 2	S$514,000	3-room	59 yrs	$583
Feb 2026	707 Hougang Ave 2	S$570,000	4-room	60 yrs	$546
Dec 2025	708 Hougang Ave 2	S$595,000	4-room	59 yrs	$595

Median price per ft²

$1,780

95% CI $1,730–$1,820 · n = 235 strata caveats (12 months)

Median price

$1,700,000

n = 235 resale caveats (12 months)

How private prices are spread in Kovan

p20 $1,480
p80 $1,970
95% CI $1,730–$1,820

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Apartmentmedian $1,370,888	$1,790/ft²	n = 139
Terracemedian $4,680,000	priced on land	n = 121 caveats
Condominiummedian $2,045,000	$1,760/ft²	n = 96
Semi-detachedmedian $6,300,000	priced on land	n = 57 caveats
Strata Terracemedian $3,220,000	$1,100/ft²	n = 15
Detachedmedian $10,511,111	priced on land	n = 14 caveats

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,700,000	$1,780/ft²	n = 235
New Salemedian $2,109,000	$2,030/ft²	n = 11

Buyers: Where does a price sit?

Placed on the published percentiles for 235 caveats in Kovan (12 months).

Price

Floor area in ft²

S$1,700,000 for 958 ft² is around the 49th percentile of the 235 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,780 per square foot, over 235 caveats (12 months).

A market figure for that size in Kovan, not a valuation of your flat.

Floor area in ft²

S$1,700,000

middle 60% of caveats: S$1,420,000 to S$1,890,000 for that size · 235 caveats, 12 months

Private sales by project in Kovan

6 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Kovan, last 12 months
	Tenure				New sale S$/ft²
Kovan RegencyKovan Rise	99 yrs lease commencing from 2012	15	$1,768,000	$2,010	no launch
The Florence ResidencesHougang Avenue 2	99 yrs lease commencing from 2018	92	$1,282,944	$1,900	no launch
Kovan ResidencesKovan Road	99 yrs lease commencing from 2007	14	$2,540,000	$1,870	no launch
Kovan MelodyKovan Road	99 yrs lease commencing from 2004	23	$2,280,000	$1,810	no launch
TerrasseTerrasse Lane	99 yrs lease commencing from 2010	19	$1,900,000	$1,570	no launch
Jansen HouseJansen Road	999 yrs lease commencing from 1876	10	n/a	launches only	$2,030n = 10

Public (HDB) rents in Kovan

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

n/a

too few rentals

Median rent, 4-room

$3,200/mo

from 22 approved rentals (12 months)

Median resale price, 4-room

$560,000

from 21 resales (18 months)

Rent by flat type

Approved HDB rentals in Kovan over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
4-room	$3,200/mo	too few rentals

Rent covers 12 months; where resales were too few for that window the price side covers up to 18 months, and no yield is published for that row.

Private rents in Kovan

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

2.9%–2.9%

across 1 size bands; no band contains this area's median home

Median monthly rent

$3,500/mo

middle 50% $3,000–$4,400 · all sizes, 1,074 contracts (12 months)

Median resale price

$1,700,000

all sizes, 235 resale caveats (12 months)

URA’s own median rent per ft² here is $4.22 for 2026 Q2, from 6 projects.

Rent by unit size

Lease contracts lodged with URA in Kovan over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
30–40 m²	$2,500/mo	too few resales
40–50 m²	$2,800/mo	too few resales
50–60 m²	$3,200/mo	too few resales
60–70 m²	$3,450/mo	too few resales
70–80 m²	$3,500/mo	too few resales
80–90 m²	$4,000/mo	2.9%
90–100 m²	$4,400/mo	too few resales
100–110 m²	$4,200/mo	too few resales
110–120 m²	$5,000/mo	too few resales
120–130 m²	$5,100/mo	too few lettings and too few resales
130–140 m²	$5,800/mo	too few lettings and too few resales
140–150 m²	$4,550/mo	too few lettings and too few resales
150–160 m²	$5,400/mo	too few lettings and too few resales
160–170 m²	$7,300/mo	too few lettings and too few resales
170–180 m²	$6,000/mo	too few lettings and too few resales
180–190 m²	$6,800/mo	too few lettings and too few resales
200–210 m²	$5,000/mo	too few lettings and too few resales
210–220 m²	$5,300/mo	too few lettings and too few resales

1,055 of 1,074 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Kovan over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,800/mo	n = 246
2 bedrooms	$3,475/mo	n = 430
3 bedrooms	$4,700/mo	n = 304
4 bedrooms	$6,675/mo	n = 48

1,028 of 1,074 contracts are in the rows above. 44 carry no bedroom count and 2 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Kovan", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/kovan. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/kovan">Property prices in Kovan - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/kovan.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Kovan

Median price per ft²The middle resale price per square foot of 40 transactions in the last 18 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in KovanEvery resale in Kovan over the last 18 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 40 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Kovan, over the last 18 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 18 months)

Private prices in Kovan

Median price per ft²

Median price

How private prices are spread in KovanEvery private resale caveat in Kovan over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Kovan, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Kovan

Public (HDB) rents in KovanHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in KovanURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Kovan

By flat type

Price by remaining lease, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Kovan

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Kovan

Private rents in Kovan

Rent by unit size

Rent by bedrooms

Nearby areas