Bliss@Kovan
Bliss@Kovan is a freehold condominium in District 19 (Hougang) that obtained TOP in 2015, with 140 units across 7 blocks. Across 196 transactions on record, units have recently transacted around S$1.49M (S$1,659 psf, ~840 sqft). There are 33 units for sale from S$899k to S$9.60M.
| Tenure | Freehold |
|---|---|
| TOP year | 2015 |
| Developer | BBR KOVAN PTE LTD |
| Units | 140 in 7 blocks |
| District and area | District 19 · Hougang · OCR |
| Nearest MRT | Kovan MRT, 331 m (~5 min walk) |
| Latest median psf | S$1,659 psf, last 12 URA caveats to Sep 2026 |
What's for sale and for rent at Bliss@Kovan?
Bliss@Kovan has 33 units listed for sale, asking S$899k to S$9.60M (median S$1,324 psf), and 7 units for rent at a median of S$4,700 a month.
For sale
33 listings
S$899k – S$9.60M
For rent
7 listings
S$4,700 – S$6,000 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 9 | S$899k–S$990k | S$1,755 psf |
| 2-bedroom | 5 | S$2.30M–S$2.49M | — |
| 3-bedroom | 16 | S$2.50M–S$3.12M | S$1,324 psf |
| 4-bedroom | 2 | S$5.00M–S$5.99M | — |
| 8-bedroom | 1 | S$9.60M–S$9.60M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Bliss@Kovan?
PropKaki has 34 layouts on record for Bliss@Kovan, from 1 to 3 bedrooms (495 sqft to 2,357 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 1 Bedroom | 8 | 495 to 614 sq ft |
| 2 Bedroom | 17 | 797 to 1,808 sq ft |
| 3 Bedroom | 9 | 1,130 to 2,357 sq ft |
PropKaki holds 31 floor plans for Bliss@Kovan.
See Bliss@Kovan's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at Bliss@Kovan?
Units have recently transacted around S$1.49M (S$1,659 psf), at a gross rental yield of about 2.1% (URA caveat data).
Recent median price
S$1.49M
recent · 196 sales on record
Median PSF
S$1,659 psf
recent transactions
Median rent (monthly)
S$2,648
467 rentals on record
Gross rental yield
2.1%
indicative, gross
Units currently for sale are asking a median of S$1,324 psf — about 20% below the most recent transacted PSF.
Source: URA caveat data, through Sept 2026.
What has recently sold at Bliss@Kovan?
Bliss@Kovan has 196 recorded sales; the most recent transacted at S$880,000 in Sept 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Sept 2026 | S$880,000 | 560 | S$1,572 psf |
| Sept 2026 | S$893,888 | 495 | S$1,805 psf |
| Jul 2026 | S$900,000 | 614 | S$1,467 psf |
| Jul 2026 | S$1,630,000 | 915 | S$1,782 psf |
| May 2026 | S$875,000 | 527 | S$1,659 psf |
| Mar 2026 | S$2,150,000 | 1,313 | S$1,637 psf |
| Dec 2025 | S$2,620,000 | 2,174 | S$1,205 psf |
| Oct 2025 | S$1,450,000 | 840 | S$1,727 psf |
| May 2025 | S$2,380,000 | 1,249 | S$1,906 psf |
| Apr 2025 | S$2,530,000 | 2,217 | S$1,141 psf |
| Jan 2025 | S$1,600,000 | 926 | S$1,728 psf |
| Nov 2024 | S$1,485,000 | 840 | S$1,769 psf |
196 sales and 467 rentals on record since Oct 2011. Source: URA.
Are prices at Bliss@Kovan rising?
The median transacted PSF at Bliss@Kovan has risen 84% over the past 9 years (2017–2026), from S$888 psf to S$1,637 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,637 psf | S$894k | 6 | -5.2% |
| 2025 | S$1,727 psf | S$2.38M | 5 | +8.8% |
| 2024 | S$1,587 psf | S$1.49M | 5 | -0.4% |
| 2023 | S$1,594 psf | S$1.86M | 3 | +8.7% |
| 2022 | S$1,467 psf | S$1.78M | 9 | -0.2% |
| 2021 | S$1,470 psf | S$1.27M | 10 | +2.3% |
| 2020 | S$1,437 psf | S$1.31M | 4 | -0.3% |
| 2019 | S$1,442 psf | S$1.80M | 5 | +4.8% |
| 2018 | S$1,376 psf | S$1.77M | 11 | +55.0% |
| 2017 | S$888 psf | S$1.54M | 7 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Bliss@Kovan a good investment?
Of 60 units at Bliss@Kovan that were bought and later resold (bought from 2011, resold up to 2026), 92% sold for more than they were bought for, with a median gain of 9% over a median 7.7-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.1%. Units listed now ask about 20% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
92%
of 60 resales here
Median gain
9%
gross, before costs
Median hold
7.7 years
bought to resold
Every unit at Bliss@Kovan with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Bliss@Kovan and what's nearby?
Bliss@Kovan is located in Hougang, in the North-East Region of Singapore.
Bliss@Kovan is a freehold condominium completed in 2015. It was developed by BBR KOVAN PTE LTD. The development has 140 residential units. It sits on a land area of 9,110 sqm and has a gross floor area of 12,707 sqm. The plot ratio is 1.4.
BLISS@KOVAN is located at 2 Simon Lane, Singapore 546018. It is part of District 19, Serangoon Garden / Hougang / Punggol, Hougang. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Kovan MRT, approximately 331m away, around 5 minutes on foot. Nearby amenities include Heartland Mall Kovan for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Kovan Market & Food Centre for food options, and Richards Ave Pk for greenery and recreation.
How far is Bliss@Kovan from MRT and schools?
The nearest MRT/LRT to Bliss@Kovan is Kovan MRT, about 331 m away (~5 min walk). 4 schools are within 1 km, including 2 primary schools.
Getting around
- Kovan MRT331 m · ~5 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Anderson Serangoon Junior CollegeJunior collegewithin 1 km434 m
- Xinghua Primary SchoolPrimary schoolwithin 1 km · P1 priority925 m
- Xinmin Primary SchoolPrimary schoolwithin 1 km · P1 priority951 m
- Yuying Secondary SchoolSecondary schoolwithin 1 km956 m
- Bowen Secondary SchoolSecondary school1.1 km
- Xinmin Secondary SchoolSecondary school1.1 km
- Holy Innocents' Primary SchoolPrimary school1.2 km
- Paya Lebar Methodist Girls' School (Secondary)Secondary school1.3 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Bliss@Kovan and how big is the development?
Bliss@Kovan was developed by BBR KOVAN PTE LTD, designed by LOOK ARCHITECTS PTE LTD, with 140 units.
- Developer
- BBR KOVAN PTE LTD
- Architect
- LOOK ARCHITECTS PTE LTD
- Main contractor
- SINGAPORE PILING & CIVIL ENGINEERING PTE LTD
- Blocks
- 7
- Land area
- 9,110 sqm (98,059 sqft)
- Gross floor area
- 12,707 sqm (136,777 sqft)
- Plot ratio
- 1.40
What does it cost to own a unit at Bliss@Kovan?
Buying a unit at Bliss@Kovan (~S$1.49M) needs about S$10,871/mo in income and S$5,001/mo in repayments, after S$44,000 stamp duty and a S$371k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.49M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$44,000
BSD, tiered
Downpayment (25%)
S$371k
cash + CPF
Monthly instalment
S$5,001/mo
30y @ 3.5%
Income required
S$10,871/mo
TDSR @ stress rate
How many property agents are active around Bliss@Kovan?
11,875 CEA-registered agents closed at least one recorded deal in District 19 — where Bliss@Kovan sits — in the last 12 months, across all property types.
Active agents · 12mo
11,875
District 19 · closed ≥1 deal
Deals on record
74,158
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Bliss@Kovan? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Bliss@Kovan's own transactions.
PropKakiRecent units at Bliss@Kovan sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Bliss@Kovan
Is Bliss@Kovan freehold?⌄
Yes. Bliss@Kovan is freehold, so ownership does not run out.
How old is Bliss@Kovan?⌄
Bliss@Kovan was completed (obtained TOP) in 2015, so it is about 11 years old.
Is Bliss@Kovan a good investment?⌄
Of 60 units at Bliss@Kovan that were bought and later resold (bought from 2011, resold up to 2026), 92% sold for more than they were bought for, with a median gain of 9% over a median 7.7-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.1%. Units listed now ask about 20% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Bliss@Kovan an EC?⌄
No. Bliss@Kovan is a private condominium, not an executive condominium (EC).
Who is the developer of Bliss@Kovan?⌄
Bliss@Kovan was developed by BBR KOVAN PTE LTD.
What is the price of a condo at Bliss@Kovan?⌄
Units at Bliss@Kovan have recently sold for around S$1.49M (S$1,659 psf), the median of the last 12 URA caveats to Sep 2026. The price depends on size, floor and facing. 33 units are listed for sale from S$899k to S$9.60M.
Where is Bliss@Kovan located?⌄
Bliss@Kovan is at 2 Simon Lane, Singapore 546018, in Hougang (District 19). The nearest MRT station is Kovan MRT, about 331 m away.
How many units are there in Bliss@Kovan?⌄
Bliss@Kovan has 140 units in 7 blocks.
How much do I need to earn to buy at Bliss@Kovan?⌄
For a unit around S$1.49M as a first home, you'd need roughly S$10,871/mo in income (assessed at the stress-test rate), with repayments near S$5,001/mo after a S$371k (25%) downpayment and S$44,000 Buyer's Stamp Duty.
Are prices at Bliss@Kovan going up?⌄
The median price per square foot at Bliss@Kovan has risen about 84% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Bliss@Kovan?⌄
Xinghua Primary School, Xinmin Primary School are within 1 km of Bliss@Kovan. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.