homequant
apartment · 548173

Kovan 81

Project page · 999-year lease from 1878

Indicative value range
S$1,958,950 – S$2,457,494
Indicative mid S$2,142,703 · S$1,525 psf

Based on 94 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

999-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Fragrant Gardens · 960 m01-051,206 sqftS$1,800,000S$1,493 psf×1.000S$1,493 psf
Sept 2026Residences @ Jansen · 572 m01-051,615 sqftS$2,280,000S$1,412 psf×1.000S$1,412 psf
Sept 2026Stadia · 280 m01-051,066 sqftS$1,598,888S$1,500 psf×1.000S$1,500 psf
Aug 2026Residences @ Jansen · 572 m01-051,615 sqftS$2,230,000S$1,381 psf×1.000S$1,381 psf
Aug 2026Spazio @ Kovan · 72 m01-051,098 sqftS$1,380,000S$1,257 psf×1.000S$1,257 psf
Jul 2026D'Pavilion · 257 m01-051,238 sqftS$1,628,000S$1,315 psf×1.000S$1,315 psf
Jul 202621 Richards · 797 m01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026Jansen House · 550 m01-051,023 sqftS$2,065,000S$2,019 psf×1.000S$2,019 psf
Jun 2026Palm Grove Condominium · 471 m01-051,302 sqftS$1,988,000S$1,526 psf×1.000S$1,526 psf
Jun 2026Evania · 560 m01-051,076 sqftS$1,645,000S$1,528 psf×1.000S$1,528 psf
Jun 2026Upper Serangoon Shopping Centre · 207 m06-101,528 sqftS$1,820,000S$1,191 psf×1.000S$1,191 psf
May 2026Evania · 560 m01-051,227 sqftS$1,910,000S$1,557 psf×1.000S$1,557 psf
May 2026The Bently Residences@Kovan · 357 m01-051,668 sqftS$2,160,000S$1,295 psf×1.000S$1,295 psf
May 2026Jansen House · 550 m01-051,012 sqftS$2,176,000S$2,151 psf×1.000S$2,151 psf
May 2026Jansen House · 550 m01-051,033 sqftS$2,100,000S$2,032 psf×1.000S$2,032 psf
May 20263@Sandilands · 701 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Palm Haven · 590 m01-051,227 sqftS$1,820,000S$1,483 psf×1.000S$1,483 psf
Apr 2026Rosyth Ville · 969 m01-051,087 sqftS$1,530,000S$1,407 psf×1.000S$1,407 psf
Mar 2026Tangerine Grove · 660 m01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Jansen 28 · 583 m01-051,216 sqftS$1,568,000S$1,289 psf×0.999S$1,288 psf
Mar 2026Upper Serangoon Shopping Centre · 207 m06-101,453 sqftS$1,680,000S$1,156 psf×0.999S$1,155 psf
Mar 2026D'Hiro@Hillside · 668 m01-051,109 sqftS$1,560,000S$1,407 psf×0.999S$1,406 psf
Feb 2026Jade Residences · 707 m01-051,012 sqftS$1,428,000S$1,411 psf×0.999S$1,410 psf
Feb 2026Palm Grove Condominium · 471 m01-051,410 sqftS$2,200,000S$1,560 psf×0.999S$1,558 psf
Feb 2026Gillenia · 845 m01-051,098 sqftS$1,530,000S$1,394 psf×0.999S$1,392 psf
Feb 2026Jansen House · 550 m01-051,238 sqftS$2,566,000S$2,073 psf×0.999S$2,071 psf
Feb 2026Jansen House · 550 m01-051,335 sqftS$2,758,000S$2,066 psf×0.999S$2,064 psf
Feb 2026Jansen House · 550 m01-051,335 sqftS$2,715,000S$2,034 psf×0.999S$2,032 psf
Jan 2026Palm Haven · 590 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026Isuites @ Palm · 632 m01-051,216 sqftS$1,560,000S$1,283 psf×0.999S$1,281 psf
Jan 2026Jansen House · 550 m01-051,012 sqftS$2,059,000S$2,035 psf×0.999S$2,033 psf
Dec 2025D'Pavilion · 257 m01-051,647 sqftS$2,530,000S$1,536 psf×1.021S$1,568 psf
Dec 2025Jansen House · 550 m01-051,033 sqftS$2,109,000S$2,041 psf×1.021S$2,083 psf
Dec 2025Cherryhill · 562 m01-051,453 sqftS$2,350,000S$1,617 psf×1.021S$1,651 psf
Nov 2025Tangerine Grove · 660 m01-051,389 sqftS$2,370,000S$1,707 psf×1.021S$1,742 psf
Nov 2025Evania · 560 m01-051,378 sqftS$2,120,000S$1,539 psf×1.021S$1,571 psf
Nov 2025Kovana · 354 m01-051,421 sqftS$2,200,000S$1,548 psf×1.021S$1,580 psf
Nov 2025Jansen House · 550 m01-051,012 sqftS$2,031,000S$2,007 psf×1.021S$2,049 psf
Oct 2025Mint Residences @ Jansen · 520 m01-051,270 sqftS$1,700,000S$1,338 psf×1.021S$1,366 psf
Oct 2025Jansen House · 550 m01-051,238 sqftS$2,480,000S$2,003 psf×1.021S$2,045 psf
Sept 2025Vina Lodge · 282 m01-051,711 sqftS$1,920,000S$1,122 psf×1.031S$1,156 psf
Sept 2025Residences Botanique · 340 m01-051,152 sqftS$1,780,000S$1,545 psf×1.031S$1,593 psf
Sept 202521 Richards · 797 m01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025D'Pavilion · 257 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025Rosyth Ville · 969 m01-051,109 sqftS$1,460,000S$1,317 psf×1.031S$1,357 psf
Aug 2025Hillside Mansions · 374 m01-051,259 sqftS$1,888,555S$1,500 psf×1.031S$1,546 psf
Aug 2025Suites @ Paya Lebar · 571 m01-051,389 sqftS$1,480,000S$1,066 psf×1.031S$1,099 psf
Aug 2025Rosalia Park · 683 m01-051,119 sqftS$1,405,000S$1,255 psf×1.031S$1,294 psf
Aug 2025Kovan Esquire · 434 m01-051,001 sqftS$1,560,000S$1,558 psf×1.031S$1,606 psf
Jul 2025Jade Residences · 707 m01-051,292 sqftS$1,952,888S$1,512 psf×1.031S$1,558 psf
Jul 2025Jade Residences · 707 m01-051,604 sqftS$2,320,000S$1,447 psf×1.031S$1,491 psf
Jul 2025Residences Botanique · 340 m01-051,033 sqftS$1,600,000S$1,548 psf×1.031S$1,596 psf
Jul 2025Residences Botanique · 340 m01-051,184 sqftS$1,950,000S$1,647 psf×1.031S$1,698 psf
Jul 2025Jansen House · 550 m01-051,238 sqftS$2,507,000S$2,025 psf×1.031S$2,088 psf
Jul 2025Jansen House · 550 m01-051,033 sqftS$2,150,000S$2,081 psf×1.031S$2,145 psf
Jul 2025D'Hiro@Hillside · 668 m01-051,109 sqftS$1,520,000S$1,371 psf×1.031S$1,413 psf
Jun 2025Palm Grove Condominium · 471 m01-051,302 sqftS$1,918,000S$1,473 psf×1.039S$1,530 psf
Jun 2025Rosyth Residence · 846 m01-051,023 sqftS$1,440,000S$1,408 psf×1.039S$1,463 psf
Jun 2025Rosyth Ville · 969 m01-051,109 sqftS$1,550,000S$1,398 psf×1.039S$1,453 psf
Jun 2025Hillside Mansions · 374 m01-051,195 sqftS$1,680,000S$1,406 psf×1.039S$1,461 psf
May 2025Tangerine Grove · 660 m01-051,367 sqftS$2,308,888S$1,689 psf×1.039S$1,755 psf
May 2025Tangerine Grove · 660 m01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf
May 2025Jade Residences · 707 m01-051,324 sqftS$2,000,000S$1,511 psf×1.039S$1,570 psf
May 2025Kovan Crest · 462 m01-051,292 sqftS$1,760,000S$1,363 psf×1.039S$1,416 psf
May 2025The Bently Residences@Kovan · 357 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
May 2025Rosalia Park · 683 m01-051,152 sqftS$1,470,000S$1,276 psf×1.039S$1,326 psf
May 2025Affluence Court · 765 m01-051,249 sqftS$1,650,000S$1,321 psf×1.039S$1,373 psf
May 2025Cherryhill · 562 m01-051,453 sqftS$2,450,000S$1,686 psf×1.039S$1,752 psf
Apr 2025Fragrant Gardens · 960 m01-051,249 sqftS$1,860,000S$1,490 psf×1.039S$1,548 psf
Apr 2025Residences @ Jansen · 572 m01-051,216 sqftS$1,580,000S$1,299 psf×1.039S$1,350 psf
Apr 2025Palm Grove Condominium · 471 m01-051,399 sqftS$2,100,000S$1,501 psf×1.039S$1,559 psf
Apr 2025Evania · 560 m01-051,421 sqftS$2,065,000S$1,453 psf×1.039S$1,510 psf
Apr 2025Kovan Crest · 462 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Cambio Suites · 229 m01-051,744 sqftS$2,328,000S$1,335 psf×1.050S$1,402 psf
Mar 2025Jansen House · 550 m01-051,238 sqftS$2,568,000S$2,075 psf×1.050S$2,179 psf
Feb 2025Kovan Jewel · 396 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 396 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025Kovan Crest · 462 m01-051,238 sqftS$1,665,000S$1,345 psf×1.050S$1,413 psf
Feb 2025Jansen House · 550 m01-051,259 sqftS$2,430,000S$1,930 psf×1.050S$2,027 psf
Feb 2025Cherryhill · 562 m01-051,195 sqftS$1,830,000S$1,532 psf×1.050S$1,609 psf
Jan 2025Breezy Mansions · 772 m01-051,012 sqftS$1,370,000S$1,354 psf×1.050S$1,422 psf
Jan 2025D'Hiro@Hillside · 668 m01-051,119 sqftS$1,333,333S$1,191 psf×1.050S$1,251 psf
Dec 2024Breezy Mansions · 772 m01-051,012 sqftS$1,360,000S$1,344 psf×1.054S$1,416 psf
Dec 2024Kovan Jewel · 396 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Jansen 28 · 583 m01-051,604 sqftS$1,955,000S$1,219 psf×1.054S$1,284 psf
Dec 2024Cambio Suites · 229 m01-051,615 sqftS$2,118,000S$1,312 psf×1.054S$1,382 psf
Dec 2024Jansen House · 550 m01-051,335 sqftS$2,700,000S$2,023 psf×1.054S$2,131 psf
Nov 2024Fragrant Gardens · 960 m01-051,163 sqftS$1,488,888S$1,281 psf×1.054S$1,349 psf
Nov 2024Palm Haven · 590 m01-051,356 sqftS$2,000,000S$1,475 psf×1.054S$1,554 psf
Nov 2024Palm Grove Condominium · 471 m01-051,389 sqftS$1,980,000S$1,426 psf×1.054S$1,502 psf
Nov 2024Kovan Jewel · 396 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 396 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024Jansen 28 · 583 m01-051,281 sqftS$1,650,000S$1,288 psf×1.054S$1,357 psf
Nov 2024Space @ Kovan · 195 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf

How accurate is this estimate for Kovan 81?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.18% gross yield

S$46,800 of rent a year against the estimate above · 0.82 points below flats like it

Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 1 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

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

SignedSizeBedsTypeRent a month
Q1 20261000-1100 sqft3Non-landed PropertiesS$4,250
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,900
Q1 20251100-1200 sqft3Non-landed PropertiesS$3,800
Q4 20241300-1400 sqft3Non-landed PropertiesS$6,000
Q4 20241000-1100 sqft3Non-landed PropertiesS$4,000
Q4 20241000-1100 sqft3Non-landed PropertiesS$3,500

median of 1 URA rental contracts at Kovan 81 within a quarter of 130.5 sqm, since 2025Q4.

Buying or selling at S$2,142,703?

Buying: Stamp duty on S$2,142,703 · Cash and CPF needed on S$2,142,703 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,142,703.

Each opens with this figure filled in; change anything there.

Primary schools near 81 Kovan 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2024
Kovan 81 · 01-05 · Apartment
1,733 sqftS$1,680,000S$969 psf
Oct 2021
Kovan 81 · 01-05 · Apartment
1,076 sqftS$1,290,000S$1,198 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.