Rent vs D19 -32.4%
Rents below district median
Kovan Grandeur's latest 12-month median rent is $2,500 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Kovan Grandeur rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 118 Tampines Road Kovan Grandeur Singapore 535193
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Quick summary about Kovan Grandeur
Kovan Grandeur is a 99-year leasehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 112 rentals and 35 sales.
- Latest 12M median rent is $2,500 per month from 21 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $830,000, with median sale PSF at $1,455 psf from 6 sales.
- Rent is up 1.9% over the last 3 months. Sale PSF is up 2.4% over the last 3 months.
Kovan Grandeur Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -12.9%
Sale PSF below district median
Kovan Grandeur's latest 12-month median sale PSF is $1,455 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.61%
Rent support above district screen
Gross yield is roughly 3.61% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 38.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +38.5%
Activity is rising
18 recent transactions versus 13 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2010 matters most on sale price. Compare Kovan Grandeur against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,500
Is the asking rent fair?
$2,400 to $2,650 is the first fair-rent band to check. Above $2,650 should have a visible reason.
Latest 12M median sale PSF $1,455 psf
Is the purchase price fair?
$810,000 to $850,000 and $1,410 to $1,500 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,000
Are similar units renting for more?
2 bed and 300 to 400 sqft give the closest unit-size checks.
Rent stability 38.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +38.5%
Is activity rising?
Activity is rising. 18 recent transactions versus 13 in the prior 6-month view.
Kovan Grandeur Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2010
Property type Apartment, Non-Landed Properties
Sales 35 resale transactions
Total sold value $24.8M
Kovan Grandeur Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 112 Jun 2021 to Jun 2026
Sale transactions 35 Sept 2021 to Jun 2026
Rent trend 1.9% Last 3 months
Sale PSF trend 2.4% Last 3 months
Kovan Grandeur Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
DEFU MRT STATION (CR07) 0.72 km away
KOVAN MRT STATION (NE13) 0.77 km away
KOVAN MRT STATION 0.84 km away
Schools nearby
XINGHUA PRIMARY SCHOOL 0.36 km away
YUYING SECONDARY SCHOOL 0.45 km away
HOLY INNOCENTS' PRIMARY SCHOOL 0.73 km away
DPS INTERNATIONAL SCHOOL, SINGAPORE 1.18 km away
Amenities
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 0.46 km away
HOUGANG AVENUE 3 PARK CONNECTOR Park / green link · 0.41 km away
CI YUAN HAWKER CENTRE Food centre · 1.92 km away
Kovan Grandeur Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,200 29 rentals in view
Latest median sale PSF $1,472 psf 12 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $3,200 1 $1,472 psf $840,000
May 2026 0 - 1 $1,093 psf $1,000,000
Apr 2026 2 $2,750 0 - -
Mar 2026 3 $2,500 1 $1,652 psf $640,000
Jan 2026 6 $2,700 0 - -
Dec 2025 2 $2,800 1 $1,038 psf $950,000
Nov 2025 0 - 1 $1,649 psf $639,088
Oct 2025 3 $2,400 1 $1,437 psf $820,000
Sept 2025 3 $3,000 0 - -
Aug 2025 1 $2,500 1 $1,542 psf $663,800
Jul 2025 0 - 1 $1,472 psf $840,000
Jun 2025 2 $2,150 0 - -
Projects Similar to Kovan Grandeur
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Presto@upper Serangoon 2.8 km away 107 transactions
- Median rent
- $2,600
- Median sale PSF
- $1,477 psf
- Median rent
- $3,000
- Median sale PSF
- $1,388 psf
- Median rent
- $2,525
- Median sale PSF
- $1,394 psf
- Median rent
- $2,550
- Median sale PSF
- $1,339 psf
- Median rent
- $2,500
- Median sale PSF
- $1,519 psf
- Median rent
- $2,600
- Median sale PSF
- $1,366 psf
Kovan Grandeur Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,300 $2,189 35
2 bed $3,000 $2,960 44
Unknown $2,300 $2,158 33
Kovan Grandeur Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
300 to 400 sqft $2,300 $2,174 68
500 to 600 sqft $2,950 $2,796 31
900 to 1,000 sqft $3,200 $3,351 13
Kovan Grandeur Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $650,000 $1,421 psf 35
Kovan Grandeur Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Kovan Grandeur shows a latest 12-month median monthly rent of $2,500 across 21 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,500
Rentals in period 21
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Kovan Grandeur show a median price of $830,000 and $1,455 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $830,000
Latest 12M median PSF $1,455 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2010 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Kovan Grandeur has 35 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $24.8M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Kovan Grandeur numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,500/mo Test gross and net yield against typical rent. Buy vs rent $830.0K Compare ownership cost against renting. Mortgage $830.0K Estimate monthly payment from the sale price. Stamp duty $1,455 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Kovan Grandeur against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Kovan Grandeur FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Kovan Grandeur?
Kovan Grandeur has a latest 12-month median monthly rent of $2,500 across 21 rentals in that period.
What is the typical sale price at Kovan Grandeur?
The latest 12-month median sale price for Kovan Grandeur is $830,000, based on 6 sales in that period.
What is the median sale PSF at Kovan Grandeur?
The latest 12-month median sale price per square foot for Kovan Grandeur is $1,455 psf. The average for the same period is $1,390 psf.
Is Kovan Grandeur freehold or leasehold?
Kovan Grandeur is listed as 99-year leasehold from 2010. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Kovan Grandeur located?
Kovan Grandeur is located at 118 Tampines Road Kovan Grandeur Singapore 535193 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Kovan Grandeur transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.