Kovan Jewel
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Kovan Jewel.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Kovan Jewel offers a rare freehold entry in OCR at $2,140 PSF average, but its small 34-unit scale, limited track record of the developer, and lack of transit/school data introduce liquidity and rental risks that may not justify the premium over larger leasehold projects.
- • Freehold tenure in D19 provides long-term land value preservation, contrasting with 99-year leasehold projects in the area that face lease decay.
- • Entry price from $1.323M for a 1-bedroom unit offers a relatively affordable quantum for freehold OCR, appealing to investors seeking lower capital outlay.
- • Strong sales momentum with 82% sold (28 of 34 units) indicates healthy demand and reduces developer holding risk, potentially supporting resale prices upon TOP.
- • Located in Kovan, a mature estate with amenities, though specific transit and school details are pending; the area typically benefits from proximity to Heartland Mall and Kovan MRT (approx. 500m).
- • Small unit count (34 units) may lead to higher management fees per unit and limited on-site facilities, potentially reducing rental appeal and resale liquidity.
- • Developer Soon Lian Realty is not a prominent mass-market developer, raising concerns about construction quality, timely TOP, and after-sales warranty support.
- • At $2,140 PSF average, the project is priced at a premium compared to nearby leasehold developments (e.g., Kovan Residences at ~$1,500 PSF), which may limit capital appreciation and rental yield competitiveness.
- • Lack of confirmed transit and school data within 1km introduces uncertainty for families relying on 1km priority for Primary 1 registration and for tenants seeking convenience.
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Quick Take
- Kovan Jewel trades at $2,140psf, 34% above the D19 average of $1,597psf.
- 🚆 Transit-Oriented: 6 mins walk to Kovan MRT.
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 6 of 34 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
Kovan Jewel Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 Bedroom | 624 sqft | 1 | $2,283 | $1,425,000 |
| 2 Bedroom | 721 sqft | 3 | $2,109 | $1,521,333 |
| 3 BedroomMost traded | 1076 sqft | 6 | $2,192 | $2,359,550 |
| 3 Bedroom | 1141 sqft | 6 | $2,131 | $2,431,742 |
| 3 Bedroom | 1173 sqft | 1 | $2,121 | $2,488,000 |
| 4 Bedroom | 1346 sqft | 1 | $2,035 | $2,738,000 |
| Penthouse | 2153 sqft | 1 | $1,954 | $4,206,000 |
👨👩👧👦 Family-Centric Layout
79% of transacted units are 3-Bedroom or larger.
- 3 Bedroom68%
- 2 Bedroom16%
- 1 Bedroom5%
- 4 Bedroom5%
- Penthouse5%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Kovan Jewel (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
No MOE Primary Schools located within 1 km boundary.
-
Xinghua Primary School1096m · 14 min
-
Paya Lebar Methodist Girls' School (Primary)1100m · 14 min
-
Zhonghua Primary School1205m · 15 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Paya Lebar Methodist Girls' School (Secondary) Secondary (S1-S5) 965m · 12 min
- Anderson Serangoon Junior College Junior College 1062m · 13 min
- Yuying Secondary School Secondary (S1-S5) 1100m · 14 min
- Peicai Secondary School Secondary (S1-S5) 1159m · 14 min
- Bowen Secondary School Secondary (S1-S5) 1383m · 17 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Kovan Jewel Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NE13 Kovan 497m · 6 min
- NE12 CC13 Serangoon 1304m · 16 min
- CR9 Serangoon North 1481m · 19 min
- CC12 Bartley 1754m · 22 min
- CC14 Lorong Chuan 1881m · 24 min
- NE14 CR8 Hougang 1889m · 24 min
Nearby Malls
- NEX1220m
- Hougang RiverCourt1694m
- myVillage at Serangoon Garden1855m
- Hougang Mall2178m
- Woodleigh Mall2372m
- Buangkok Square2907m
Supermarkets
- Fairprice408m
- The Foodcellar472m
- Pandamart554m
- Cold Storage555m
- Prime Supermarket711m
- -894m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Kovan Jewel Master Plan & Location Map
Kovan Jewel and MRT stations within walking distance.
Kovan Jewel Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Kovan Jewel URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-25 | 01-05 | 624 | 58 | $1,425,000 | $2,283 | $24,569 | Strata | New Sale |
| Feb-25 | 01-05 | 1076 | 100 | $2,406,800 | $2,236 | $24,068 | Strata | New Sale |
| Feb-25 | 01-05 | 1141 | 106 | $2,448,800 | $2,146 | $23,102 | Strata | New Sale |
| Dec-24 | 01-05 | 1141 | 106 | $2,511,900 | $2,201 | $23,697 | Strata | New Sale |
| Nov-24 | 01-05 | 1141 | 106 | $2,450,500 | $2,148 | $23,118 | Strata | New Sale |
| Nov-24 | 01-05 | 1141 | 106 | $2,346,900 | $2,057 | $22,141 | Strata | New Sale |
| Aug-24 | 01-05 | 1141 | 106 | $2,445,500 | $2,143 | $23,071 | Strata | New Sale |
| Aug-24 | 01-05 | 721 | 67 | $1,548,000 | $2,146 | $23,104 | Strata | New Sale |
| Aug-24 | 01-05 | 1076 | 100 | $2,398,000 | $2,228 | $23,980 | Strata | New Sale |
| Jul-24 | 01-05 | 1076 | 100 | $2,357,700 | $2,190 | $23,577 | Strata | New Sale |
| May-24 | 01-05 | 1141 | 106 | $2,386,850 | $2,092 | $22,517 | Strata | New Sale |
| May-24 | 01-05 | 2153 | 200 | $4,206,000 | $1,954 | $21,030 | Strata | New Sale |
| Feb-23 | 01-05 | 1076 | 100 | $2,338,800 | $2,173 | $23,388 | Strata | New Sale |
| Feb-23 | 01-05 | 1346 | 125 | $2,738,000 | $2,035 | $21,904 | Strata | New Sale |
| Jan-23 | 01-05 | 1076 | 100 | $2,288,000 | $2,126 | $22,880 | Strata | New Sale |
| Nov-22 | 01-05 | 721 | 67 | $1,488,000 | $2,063 | $22,209 | Strata | New Sale |
| Nov-22 | 01-05 | 721 | 67 | $1,528,000 | $2,119 | $22,806 | Strata | New Sale |
| Nov-22 | 01-05 | 1173 | 109 | $2,488,000 | $2,121 | $22,826 | Strata | New Sale |
| Nov-22 | 01-05 | 1076 | 100 | $2,368,000 | $2,200 | $23,680 | Strata | New Sale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Kovan Jewel
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Kovan Jewel?
Units at Kovan Jewel have indicative prices starting from $1,323,000, with transacted URA caveats averaging $2,140 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Kovan Jewel?
The nearest MRT station to Kovan Jewel is Kovan MRT (NE13), located approximately 497m (6 min walk) from the development.
What is the tenure and estimated TOP date for Kovan Jewel?
Kovan Jewel is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2024.
Who is the developer of Kovan Jewel?
Kovan Jewel is developed by Soon Lian Realty.
Are there primary schools within 1km of Kovan Jewel?
There are currently no primary schools within 1km of Kovan Jewel. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Kovan Jewel?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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