Simon Place, Kovan, North-east Region, Singapore
$2,720,000
A serene home with pool, gym and playground, offering privacy while keeping you close to what matters—MRT, amenities, dining and Hougang Stadium. A rare opportunity for space, convenience and comfort in one address. - Address: Sovereign @ Simon - Bedrooms: 4 ensuite bedrooms - Land Size: 2,228 sqft - Communal facilities: Pool, kids’ playground, gym - Near MRT, amenities, F&B, and Hougang Stadium - Freehold strata landed; private yet well-connected Schools Nearby - Anderson Serangoon Junior College (0.46km) - Xinmin Primary School (0.7km) - Xinmin Secondary School (0.79km) - Bowen Secondary School (0.8km) - Multiple preschools and kindergartens within 1km MRT/LRT - Kovan MRT (0.64km) Serious Buyers Only Exclusive listing Ready to view? Contact LAWRENCE PHUA at 8833XXXX for a private appointment and full details. Ready to view? Contact LAWRENCE PHUA at 8833XXXX for a private appointment and full details.
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 201 URA transactions · 6 outliers removed (IQR)
Fair Value
S$5.30M
S$2,378 psf
Asking Price
S$2.72M
S$1,221 psf
vs Market
-48.7%
vs Last Done
-51.2%
Tenure
Freehold
No lease decay
Confidence
High
201 comps
Nearest MRT
Kovan
646m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$1,764
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,378
Recent Comparable Transactions
10 shown · 201 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMON WALK Floor - | 1,717sqft | S$4,298,000 | ▲S$2,503 +5.3% vs FV | Freehold |
Aug 2025 | SIMON WALK Floor - | 1,717sqft | S$4,298,000 | ▲S$2,503 +5.3% vs FV | Freehold |
Jun 2025 | GLASGOW ROAD Floor - | 4,476sqft | S$6,500,000 | ▼S$1,452 -38.9% vs FV | 999 yrs lease commencing from 1876 |
Jun 2025 | GLASGOW ROAD Floor - | 4,789sqft | S$6,500,000 | ▼S$1,357 -42.9% vs FV | 999 yrs lease commencing from 1876 |
Jun 2025 | GLASGOW ROAD Floor - | 4,476sqft | S$6,500,000 | ▼S$1,452 -38.9% vs FV | 999 yrs lease commencing from 1876 |
Jun 2025 | GLASGOW ROAD Floor - | 4,789sqft | S$6,500,000 | ▼S$1,357 -42.9% vs FV | 999 yrs lease commencing from 1876 |
Jun 2025 | POH HUAT ROAD Floor - | 2,274sqft | S$6,228,000 | ▲S$2,738 +15.1% vs FV | 999 yrs lease commencing from 1883 |
Jun 2025 | POH HUAT ROAD Floor - | 2,290sqft | S$4,250,000 | ▼S$1,856 -22.0% vs FV | 940 yrs lease commencing from 1941 |
Jun 2025 | POH HUAT ROAD Floor - | 2,274sqft | S$6,228,000 | ▲S$2,738 +15.1% vs FV | 999 yrs lease commencing from 1883 |
Jun 2025 | POH HUAT ROAD Floor - | 2,290sqft | S$4,250,000 | ▼S$1,856 -22.0% vs FV | 940 yrs lease commencing from 1941 |
May 2025 | KANG CHOO BIN ROAD Floor - | 4,627sqft | S$5,188,000 | ▼S$1,121 -52.9% vs FV | 999 yrs lease commencing from 1883 |
SIMON WALK
Aug 2025 · Floor -
+5.3% vs FV
SIMON WALK
Aug 2025 · Floor -
+5.3% vs FV
GLASGOW ROAD
Jun 2025 · Floor -
-38.9% vs FV
GLASGOW ROAD
Jun 2025 · Floor -
-42.9% vs FV
GLASGOW ROAD
Jun 2025 · Floor -
-38.9% vs FV
GLASGOW ROAD
Jun 2025 · Floor -
-42.9% vs FV
POH HUAT ROAD
Jun 2025 · Floor -
+15.1% vs FV
POH HUAT ROAD
Jun 2025 · Floor -
-22.0% vs FV
POH HUAT ROAD
Jun 2025 · Floor -
+15.1% vs FV
POH HUAT ROAD
Jun 2025 · Floor -
-22.0% vs FV
KANG CHOO BIN ROAD
May 2025 · Floor -
-52.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.