Bliss@Kovan
SIMON LANE · D19
Median PSF · 12m
S$1,659
Median price · 12m
S$1.45M
Latest sale
S$894K
Sep 2026
1-year change
-4.0%
Sales · 12m
7
30 all time
Gross yield
4.07%
33 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +13.5%
- Annualised
- +3.2%
- Transactions
- 30
- 1 year
- -4.0%
- 3 years p.a.
- +2.1%
- 5 years p.a.
- —
- Median size
- 1,093 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Bliss@Kovan | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,659 | S$1,670 | -0.7% |
| Median price | S$1.45M | S$1.78M | -18.5% |
| Gross rental yield | 4.07% | 3.01% | +1.1 pts |
| 1-year price change | -4.0% | -4.0% | +0.0 pts |
This development trades broadly in line with the D19 median.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,600
Contracts · 12m
33
Implied annual rent
S$43K
Gross yield
4.07%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 14 | S$2,850 |
| 2 bedroom | 11 | S$3,750 |
| 3 bedroom | 8 | S$4,675 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%89
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%81
Gross yield against every other development in its segment.
- Locationweight 15%72
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kovan MRT at 360 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%40
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%30
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Kovan MRT360 m
- Hougang Interchange MRT1.1 km
- Hougang MRT1.3 km
- Serangoon North MRT1.4 km
Schools within 2 km
- Anderson Serangoon Junior Collegejunior college360 m
- Xinghua Primary Schoolprimary900 m
- Xinmin Primary Schoolprimary920 m
- Yuying Secondary Schoolsecondary (s1-s5)930 m
- Xinmin Secondary Schoolsecondary (s1-s5)1.0 km
- Bowen Secondary Schoolsecondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units0.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Condominium | S$893,888 | 495 sqft | S$1,805 | 01-05 | — |
| Jul 2026 | Condominium | S$1,630,000 | 915 sqft | S$1,782 | 01-05 | — |
| Jul 2026 | Condominium | S$900,000 | 614 sqft | S$1,467 | 01-05 | — |
| May 2026 | Condominium | S$875,000 | 527 sqft | S$1,659 | 01-05 | — |
| Mar 2026 | Condominium | S$2,150,000 | 1,313 sqft | S$1,637 | 01-05 | — |
| Dec 2025 | Condominium | S$2,620,000 | 2,174 sqft | S$1,205 | 01-05 | — |
| Oct 2025 | Condominium | S$1,450,000 | 840 sqft | S$1,727 | 01-05 | — |
| May 2025 | Condominium | S$2,380,000 | 1,249 sqft | S$1,906 | 01-05 | — |
| Apr 2025 | Condominium | S$2,530,000 | 2,217 sqft | S$1,141 | 01-05 | — |
| Jan 2025 | Condominium | S$1,600,000 | 926 sqft | S$1,728 | 01-05 | — |
| Nov 2024 | Condominium | S$1,485,000 | 840 sqft | S$1,769 | 01-05 | — |
| Nov 2024 | Condominium | S$940,000 | 592 sqft | S$1,588 | 01-05 | — |
| Sep 2024 | Condominium | S$2,528,888 | 2,174 sqft | S$1,163 | 01-05 | — |
| May 2024 | Condominium | S$928,000 | 592 sqft | S$1,568 | 01-05 | — |
| Jan 2024 | Condominium | S$1,948,000 | 1,227 sqft | S$1,588 | 01-05 | — |
| Mar 2023 | Condominium | S$1,990,000 | 1,249 sqft | S$1,594 | 01-05 | — |
| Mar 2023 | Condominium | S$1,860,000 | 1,227 sqft | S$1,516 | 01-05 | — |
| Jan 2023 | Condominium | S$1,460,000 | 915 sqft | S$1,596 | 01-05 | — |
| Nov 2022 | Condominium | S$1,560,000 | 1,023 sqft | S$1,526 | 01-05 | — |
| Jul 2022 | Condominium | S$938,000 | 592 sqft | S$1,584 | 01-05 | — |
| Jun 2022 | Condominium | S$1,850,000 | 1,765 sqft | S$1,048 | 01-05 | — |
| Jun 2022 | Condominium | S$1,850,000 | 1,776 sqft | S$1,042 | 01-05 | — |
| Jun 2022 | Condominium | S$1,743,888 | 1,163 sqft | S$1,500 | 01-05 | — |
| May 2022 | Condominium | S$905,000 | 592 sqft | S$1,529 | 01-05 | — |
| Mar 2022 | Condominium | S$2,418,888 | 2,357 sqft | S$1,026 | 01-05 | — |
| Mar 2022 | Condominium | S$1,800,000 | 1,227 sqft | S$1,467 | 01-05 | — |
| Jan 2022 | Condominium | S$1,780,000 | 1,249 sqft | S$1,426 | 01-05 | — |
| Dec 2021 | Condominium | S$1,250,000 | 797 sqft | S$1,569 | 01-05 | — |
| Nov 2021 | Condominium | S$1,930,000 | 1,313 sqft | S$1,470 | 01-05 | — |
| Nov 2021 | Condominium | S$794,800 | 495 sqft | S$1,605 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,761
—3 sales2.2% yield
Landed Housing Development
S$2,655
-27.9%2 sales
Da Silva Villas
S$2,340
—2 sales2.8% yield
Kovan Regency
S$2,044
+10.7%13 sales3.2% yield
Landed Housing Development
S$1,727
-0.0%6 sales1.3% yield
The Top Residence
S$1,191
—2 sales2.3% yield
Florence Grove
S$1,980
+4.7%3 sales1.3% yield
Landed Housing Development
S$1,867
—1 sales1.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.