Overview & Key Facts
BLISS@KOVAN is a freehold condominium at SIMON LANE in District 19 (OCR), developed by , comprising 140 units.
Location & Connectivity
BLISS@KOVAN is approximately 390m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
20 schools within 2 km (12 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Xinmin Primary School | Primary | 160m |
| Holy Innocents' High School | Secondary | 220m |
| Holy Innocents' Primary School | Primary | 300m |
| Xinmin Secondary School | Secondary | 300m |
| St. Gabriel's Primary School | Primary | 470m |
| Hougang Secondary School | Secondary | 660m |
| Hougang Primary School | Primary | 670m |
| Montfort Secondary School | Secondary | 710m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $1,575 psf | $779,900 |
| 1 BR | 5 | $1,585 psf | $917,200 |
| 2 BR | 8 | $1,598 psf | $1,396,000 |
| 3 BR | 11 | $1,551 psf | $1,891,808 |
| 4 BR | 2 | $1,045 psf | $1,850,000 |
| 5+ BR | 5 | $1,108 psf | $2,455,555 |
Market Position
BLISS@KOVAN has recorded 33 sales at an average price of $1,639,438.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BLISS@KOVAN typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,651/mo | $917,200 | 3.47% |
| 2 BR | $3,363/mo | $1,396,000 | 2.89% |
| 3 BR | $4,435/mo | $1,891,808 | 2.81% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 9 | $1,447 psf | — |
| 2022 | 9 | $1,350 psf | ↓ 6.7% |
| 2023 | 3 | $1,568 psf | ↑ 16.2% |
| 2024 | 5 | $1,535 psf | ↓ 2.1% |
| 2025 | 5 | $1,542 psf | ↑ 0.4% |
| 2026 | 2 | $1,648 psf | ↑ 6.9% |
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The latest reading marks the highest point in this series — BLISS@KOVAN prices have climbed 13.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- With just 4 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: hawker / food enthusiasts, long-term hold (10+ yr), freehold / generational hold and first-time hdb upgraders. Walking distance to a hawker centre or food street cluster.
mrt-walkable commuters should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BLISS@KOVAN is a freehold development in District 19 (OCR), with 140 units, offering a gross yield of 2.4%.
At ~$1,572 psf, it represents a competitive entry point in the OCR segment.
Explore the full BLISS@KOVAN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BLISS@KOVAN against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BLISS@KOVAN?
Is BLISS@KOVAN freehold?
What is the rental yield for BLISS@KOVAN?
Which MRT is nearest to BLISS@KOVAN?
Sources & Next Steps
- BLISS@KOVAN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 33 transactions
- Rental data: 184 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 33 records analysed · Source: URA private-sale caveats