Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
BLISS@KOVAN
SIMON LANE
420 mKOVAN MRT STATION
$1.54MMedian transacted price
6Transactions in latest 12 months
501–780 sqftMost popular unit size
Market Snapshot
▼ -51.7%
From 12-Month High
Peak: Dec 2025Based on latest 12 months
▲ +44.6%
From 12-Month Low
Low: May 2026Based on latest 12 months
▲ +5.9%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +6.9%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
4.3%
12M Turnover Rate
6 sales / 140 units
Latest 12-month sales
6
Up to latest completed Month
Median transacted price
$1.54M
Latest 12 months
Median PSF
$1,648
Latest 12 months
Typical recorded price range
$900K – $2.15M
20th to 80th percentile
Latest transacted price
$1.63M
915 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size501–780 sqft
Median Sold Size877 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $900K | $900K | $900K | $1,467 |
| 2026-05 | 1 | $875K | $875K | $875K | $1,659 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 01 to 05 | 614 sqft | $1,467 | $900K |
| 2026-05 | Condominium | 01 to 05 | 527 sqft | $1,659 | $875K |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.63M | $1.63M | $1.63M | $1,782 |
| 2025-10 | 1 | $1.45M | $1.45M | $1.45M | $1,727 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 01 to 05 | 915 sqft | $1,782 | $1.63M |
| 2025-10 | Condominium | 01 to 05 | 840 sqft | $1,727 | $1.45M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $2.15M | $2.15M | $2.15M | $1,637 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Condominium | 01 to 05 | 1,313 sqft | $1,637 | $2.15M |
2001 – 3000 sqft Average Price Trend
2001 – 3000 sqft Transaction Volume
2001 – 3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-12 | 1 | $2.62M | $2.62M | $2.62M | $1,205 |
2001 – 3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-12 | Condominium | 01 to 05 | 2,174 sqft | $1,205 | $2.62M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from BLISS@KOVAN. Distances are straight-line estimates.
MRT / LRT
- KOVAN MRT STATION420 mUPPER SERANGOON ROAD
- HOUGANG MRT STATION1.2 kmHOUGANG CENTRAL
- DEFU MRT STATION1.6 kmSERANGOON RIVER ROAD
Primary Schools
- XINMIN PRIMARY SCHOOL850 mHOUGANG AVENUE 8
- XINGHUA PRIMARY SCHOOL930 mHOUGANG AVENUE 1
- HOLY INNOCENTS' PRIMARY SCHOOL1.1 kmLORONG LOW KOON
- MONTFORT JUNIOR SCHOOL1.3 kmHOUGANG AVENUE 8
- ROSYTH SCHOOL1.5 kmSERANGOON NORTH AVENUE 4
Secondary Schools
- XINMIN SECONDARY SCHOOL980 mHOUGANG AVENUE 8
- YUYING SECONDARY SCHOOL990 mHOUGANG AVENUE 1
- BOWEN SECONDARY SCHOOL1.0 kmLORONG NAPIRI
- MONTFORT SECONDARY SCHOOL1.2 kmHOUGANG AVENUE 8
Post-Secondary
- NANYANG JUNIOR COLLEGE2.5 kmSERANGOON AVENUE 3
- ITE COLLEGE CENTRAL3.5 kmANG MO KIO DRIVE
- ST. ANDREW'S JUNIOR COLLEGE4.2 kmSORBY ADAMS DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ HOUGANG1.6 kmHOUGANG STREET 93
- MOE KINDERGARTEN @ PUNGGOL1.9 kmHOUGANG AVENUE 8
Hawker Centres
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)560 mHougang Street 21
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.3 kmHougang Ave 1
- Ci Yuan Hawker Centre1.3 kmHougang Avenue 9
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL2.0 kmBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL3.5 kmSENGKANG EAST WAY
Parks
- PARRY AVE INTERIM PK370 m
- RICHARDS AVE PK420 m
- POH HUAT RD PG460 m
Libraries
- Cheng San Library1.4 kmHougang Avenue 10
- Serangoon Library2.0 kmSerangoon Central
Community Clubs
- Paya Lebar Kovan CC (Pending U/C)700 mHougang Street 21
- Hougang CC920 mHougang Avenue 3
Sport Facilities
- Hougang Sport Centre850 mHougang Avenue 4
- Serangoon Sport Centre1.3 kmYio Chu Kang Road
- ActiveSG Gym@Serangoon Central1.9 kmSerangoon Central
Market Position & Nearby Transactions
How BLISS@KOVAN compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,6486 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District+5.9%Above district median
Transactions Within 1 km37Recorded in the latest 12 months
Position Within District 19
BLISS@KOVAN is more affordable than 40% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
128of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| FORTUNA GARDEN | 135 m | — | — | 0 | — |
| THE TOP RESIDENCE | 137 m | 198739 yrs old | 13 | 2 | $1,191 |
| DA SILVA VILLAS | 159 m | — | — | 1 | $2,070 |
| FIORENZA | 164 m | 201115 yrs old | 28 | 1 | $1,513 |
| PIN MANSIONS | 213 m | — | — | 2 | $1,491 |
| SIMON PLAZA | 218 m | — | — | 2 | $1,457 |
| FLORENCE GARDENS | 273 m | — | — | 0 | — |
| JAZZ RESIDENCES | 279 m | 201610 yrs old | 2 | 1 | $981 |
| THE COURTYARD | 280 m | — | — | 0 | — |
| FLORENCE GROVE | 296 m | — | — | 3 | $1,980 |
| LOWLAND TERRACE | 302 m | — | — | 0 | — |
| SUMMER SCENT | 305 m | 201313 yrs old | 16 | 0 | — |
| ISUITES @ TANI | 319 m | 201214 yrs old | 20 | 1 | $1,554 |
| FLORENCE TERRACE | 327 m | — | — | 0 | — |
| THE FLORENTINE | 356 m | 201115 yrs old | 34 | 2 | $1,350 |
| JADE VINE GARDENS | 358 m | 199135 yrs old | — | 1 | $2,175 |
| POH HUAT GARDENS | 368 m | 199432 yrs old | — | 1 | $1,675 |
| RICH RESIDENCE | 371 m | — | — | 0 | — |
| KOVAN MELODY | 372 m | 200719 yrs old | 778 | 20 | $1,799 |
| HARMONY @ 1A | 395 m | 200818 yrs old | 12 | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-01 | 1 | $920K | $920K | $920K | $1,554 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ISUITES @ TANI | Apt | 20 | 1 | $920K | $1,554 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.53M | $1.53M | $1.53M | $1,690 |
| 2026-03 | 1 | $1.62M | $1.62M | $1.62M | $1,790 |
| 2025-08 | 2 | $1.39M | $1.27M | $1.5M | $1,586 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 3 | $1.55M | $1,713 |
| FIORENZA | Apt | 28 | 1 | $1.27M | $1,513 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.68M | $1.68M | $1.68M | $1,593 |
| 2025-11 | 1 | $1.68M | $1.68M | $1.68M | $1,419 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 1 | $1.68M | $1,593 |
| THE FLORENTINE | Apt | 34 | 1 | $1.68M | $1,419 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.32M | $2.32M | $2.32M | $1,891 |
| 2026-06 | 4 | $2.28M | $1.87M | $2.68M | $1,758 |
| 2026-05 | 2 | $2.28M | $2.2M | $2.36M | $1,867 |
| 2026-04 | 2 | $2.12M | $1.84M | $2.4M | $1,720 |
| 2025-12 | 2 | $2.19M | $2.05M | $2.33M | $1,745 |
| 2025-11 | 1 | $2.2M | $2.2M | $2.2M | $1,809 |
| 2025-10 | 3 | $2.25M | $2.08M | $2.48M | $1,785 |
| 2025-09 | 1 | $2.28M | $2.28M | $2.28M | $1,826 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 14 | $2.3M | $1,828 |
| PIN MANSIONS | Apt | — | 2 | $1.85M | $1,491 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $2.29M | $2.29M | $2.29M | $1,280 |
| 2026-03 | 2 | $2.77M | $2.74M | $2.8M | $1,733 |
| 2026-02 | 3 | $2.85M | $2.28M | $3.75M | $1,696 |
| 2025-12 | 1 | $3.47M | $3.47M | $3.47M | $1,980 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 2 | $2.77M | $1,733 |
| SIMON PLAZA | Apt | — | 2 | $2.4M | $1,457 |
| FLORENCE GROVE | Terrace House | — | 1 | $3.47M | $1,980 |
| JADE VINE GARDENS | Terrace House | — | 1 | $3.75M | $2,175 |
| THE FLORENTINE | Apt | 34 | 1 | $2.29M | $1,280 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.25M | $3.25M | $3.25M | $1,193 |
| 2026-03 | 1 | $3.24M | $3.24M | $3.24M | $1,189 |
| 2026-02 | 1 | $6.2M | $6.2M | $6.2M | $2,866 |
| 2025-10 | 1 | $5.65M | $5.65M | $5.65M | $2,070 |
| 2025-09 | 1 | $4.25M | $4.25M | $4.25M | $1,675 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE TOP RESIDENCE | Terrace House | 13 | 2 | $3.24M | $1,191 |
| DA SILVA VILLAS | Terrace House | — | 1 | $5.65M | $2,070 |
| FLORENCE GROVE | Terrace House | — | 1 | $6.2M | $2,866 |
| POH HUAT GARDENS | Terrace House | — | 1 | $4.25M | $1,675 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-12 | 1 | $5.09M | $5.09M | $5.09M | $1,444 |
| 2025-11 | 1 | $3.93M | $3.93M | $3.93M | $981 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FLORENCE GROVE | Terrace House | — | 1 | $5.09M | $1,444 |
| JAZZ RESIDENCES | Terrace House | 2 | 1 | $3.93M | $981 |
Market Interpretation
BLISS@KOVAN recorded 6 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 5.9% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 12 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
BBR Kovan Pte Ltd
Property type
Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
Freehold
Total units
140
About BLISS@KOVAN
BLISS@KOVAN is a condominium in Singapore District 19 with freehold. It recorded 6 transactions during the latest 12-month period in the database, with a median transacted price of $1.54M and a median of $1,648 psf. The most frequently transacted size range is 501–780 sqft, representing 33.3% of transactions with recorded floor area. KOVAN MRT STATION is approximately 420 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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