Kovan Grandeur
Project page · 99-year lease from 2010
Based on 5 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Kovan Grandeur | 01-05 | 388 sqft | S$640,000 | S$1,652 psf | ×0.999 | S$1,650 psf |
| Nov 2025 | Kovan Grandeur | 01-05 | 388 sqft | S$639,088 | S$1,649 psf | ×1.021 | S$1,683 psf |
| Aug 2025 | Kovan Grandeur | 01-05 | 431 sqft | S$663,800 | S$1,542 psf | ×1.031 | S$1,589 psf |
| Apr 2025 | Kovan Grandeur | 01-05 | 388 sqft | S$642,500 | S$1,658 psf | ×1.039 | S$1,723 psf |
| Mar 2025 | Kovan Grandeur | 01-05 | 388 sqft | S$640,000 | S$1,652 psf | ×1.050 | S$1,735 psf |
How accurate is this estimate for Kovan Grandeur?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Kovan Grandeur since.
- Median error
- 1.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 6 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
4.21% gross yield
S$28,200 of rent a year against the estimate above · 0.77 points above flats like it
Leases signed here within a quarter of this size run about S$2,350 a month, the middle of 22 of them.
In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,500 |
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,500 |
| Q3 2026 | 500-600 sqft | 2 | Non-landed Properties | S$2,900 |
| Q3 2026 | 500-600 sqft | 2 | Non-landed Properties | S$2,900 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,400 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,400 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,250 |
| Q3 2026 | 300-400 sqft | — | Non-landed Properties | S$2,200 |
median of 22 URA rental contracts at Kovan Grandeur within a quarter of 37 sqm, since 2025Q4.
Buying or selling at S$670,442?
Buying: Stamp duty on S$670,442 · Cash and CPF needed on S$670,442 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$670,442.
Each opens with this figure filled in; change anything there.
Primary schools near 118 Tampines Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Xinghua Primary School · 224 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 644 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,218 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Montfort Junior School (boys) · 1,371 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,447 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 1,460 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,820 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 570 sqft | S$840,000 | S$1,472 psf |
| May 2026 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 915 sqft | S$1,000,000 | S$1,093 psf |
| Mar 2026 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 388 sqft | S$640,000 | S$1,652 psf |
| Dec 2025 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 915 sqft | S$950,000 | S$1,038 psf |
| Nov 2025 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 388 sqft | S$639,088 | S$1,649 psf |
| Oct 2025 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 570 sqft | S$820,000 | S$1,437 psf |
| Aug 2025 | Kovan Grandeur · 01-05 · Apartment · 83 years left | 431 sqft | S$663,800 | S$1,542 psf |
| Jul 2025 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 570 sqft | S$840,000 | S$1,472 psf |
| Apr 2025 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 388 sqft | S$642,500 | S$1,658 psf |
| Mar 2025 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 570 sqft | S$815,000 | S$1,429 psf |
| Mar 2025 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 388 sqft | S$640,000 | S$1,652 psf |
| Feb 2025 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 743 sqft | S$1,025,000 | S$1,380 psf |
| Aug 2024 | Kovan Grandeur · 01-05 · Apartment · 84 years left | 570 sqft | S$730,000 | S$1,280 psf |
| Jul 2024 | Kovan Grandeur · 01-05 · Apartment · 85 years left | 915 sqft | S$970,000 | S$1,060 psf |
| Jun 2024 | Kovan Grandeur · 01-05 · Apartment · 85 years left | 570 sqft | S$800,000 | S$1,402 psf |
| Mar 2024 | Kovan Grandeur · 01-05 · Apartment · 85 years left | 915 sqft | S$920,000 | S$1,006 psf |
| Dec 2023 | Kovan Grandeur · 01-05 · Apartment · 85 years left | 388 sqft | S$650,000 | S$1,677 psf |
| Nov 2023 | Kovan Grandeur · 01-05 · Apartment · 85 years left | 366 sqft | S$570,000 | S$1,557 psf |
| Jun 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 570 sqft | S$730,000 | S$1,280 psf |
| Jun 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 366 sqft | S$548,000 | S$1,497 psf |
| May 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 398 sqft | S$550,000 | S$1,381 psf |
| May 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 388 sqft | S$580,000 | S$1,497 psf |
| Mar 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 743 sqft | S$930,000 | S$1,252 psf |
| Mar 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 388 sqft | S$570,000 | S$1,471 psf |
| Mar 2023 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 366 sqft | S$578,000 | S$1,579 psf |
| Oct 2022 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 570 sqft | S$728,000 | S$1,276 psf |
| Oct 2022 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 915 sqft | S$938,000 | S$1,025 psf |
| Sept 2022 | Kovan Grandeur · 01-05 · Apartment · 86 years left | 388 sqft | S$540,000 | S$1,394 psf |
| Jun 2022 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 388 sqft | S$540,000 | S$1,394 psf |
| Apr 2022 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 570 sqft | S$715,000 | S$1,253 psf |
| Jan 2022 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 366 sqft | S$540,000 | S$1,476 psf |
| Dec 2021 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 388 sqft | S$555,000 | S$1,432 psf |
| Dec 2021 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 388 sqft | S$545,000 | S$1,406 psf |
| Nov 2021 | Kovan Grandeur · 01-05 · Apartment · 87 years left | 366 sqft | S$495,000 | S$1,353 psf |
Showing 34 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Kovan Grandeur · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q3 2026 | Kovan Grandeur · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q3 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q3 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,250 | S$6.43 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q2 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q2 2026 | Kovan Grandeur · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.26 psf |
| Q2 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q1 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,500 | S$6.36 psf |
| Q1 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q1 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q1 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q1 2026 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q1 2026 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q4 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q4 2025 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2025 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2025 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q3 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q3 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q3 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,150 | S$6.14 psf |
| Q3 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,150 | S$6.14 psf |
| Q2 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,080 | S$5.60 psf |
| Q2 2025 | Kovan Grandeur · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.16 psf |
| Q2 2025 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q2 2025 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$1,900 | S$5.43 psf |
| Q1 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,100 | S$5.64 psf |
| Q1 2025 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$2,850 | S$5.18 psf |
| Q1 2025 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,450 | S$7.00 psf |
| Q4 2024 | Kovan Grandeur · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,760 | S$3.96 psf |
| Q4 2024 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2024 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2024 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q4 2024 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q4 2024 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,000 | S$5.71 psf |
| Q3 2024 | Kovan Grandeur · 500-600 sqft · 2 bed · Non-landed Properties | S$3,100 | S$5.64 psf |
| Q3 2024 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q3 2024 | Kovan Grandeur · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q3 2024 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,050 | S$5.86 psf |
| Q3 2024 | Kovan Grandeur · 300-400 sqft · Non-landed Properties | S$2,000 | S$5.71 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 82 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 77 years | S$615,440 | S$679,495 | S$748,777 | S$769,890 |
| 10 years | 72 years | S$583,373 | S$711,129 | S$863,535 | S$912,920 |
| 20 years | 62 years | S$545,666 | S$810,831 | S$1,195,622 | S$1,336,287 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.