Overview & Key Facts
SUITES @ KOVAN is a freehold condominium at UPPER SERANGOON ROAD in District 19 (OCR), developed by TSL CAPITAL PTE LTD, comprising 16 units, completed in 2012.
Location & Connectivity
SUITES @ KOVAN is approximately 290m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
19 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Gabriel's Primary School | Primary | 130m |
| Holy Innocents' Primary School | Primary | 170m |
| Holy Innocents' High School | Secondary | 170m |
| Hougang Secondary School | Secondary | 280m |
| Hougang Primary School | Primary | 300m |
| Xinmin Primary School | Primary | 520m |
| Montfort Secondary School | Secondary | 530m |
| Xinmin Secondary School | Secondary | 630m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,728 psf | $641,481 |
| 2 BR | 2 | $1,281 psf | $1,034,444 |
| 3 BR | 1 | $1,111 psf | $1,160,000 |
Market Position
SUITES @ KOVAN has recorded 9 sales at an average price of $786,420.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,214 psf | — |
| 2022 | 2 | $1,230 psf | ↑ 1.3% |
| 2023 | 1 | $1,626 psf | ↑ 32.2% |
| 2024 | 2 | $1,708 psf | ↑ 5.0% |
| 2025 | 2 | $1,769 psf | ↑ 3.6% |
| 2026 | 1 | $1,790 psf | ↑ 1.2% |
Loading chart data...
SUITES @ KOVAN prices sit at a fresh series high after a 1.2% gain on the prior period, now 47.4% above the 2021 starting level.
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.
Loading chart data...
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
- Only 3 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 16 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits young couples (no kids), mrt-walkable commuters, p1 school balloting families and yield-focused investors best. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for families with young children and resort facilities — other options likely serve them better. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
SUITES @ KOVAN is a freehold development in District 19 (OCR), with 16 units, offering a gross yield of 3.8%.
At ~$1,776 psf, it represents a competitive entry point in the OCR segment.
Explore the full SUITES @ KOVAN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SUITES @ KOVAN against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for SUITES @ KOVAN?
Is SUITES @ KOVAN freehold?
What is the rental yield for SUITES @ KOVAN?
Which MRT is nearest to SUITES @ KOVAN?
Sources & Next Steps
- SUITES @ 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: 9 transactions
- Rental data: 30 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 9 records analysed · Source: URA private-sale caveats