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Kovan Landed Estates: A Quick Spin Through Singapore’s Hottest Neighbourhood

After checking out a whole bunch of landed estates in Singapore, Kovan had been hiding from my radar. When one of my readers finally asked about it, I figured it was time to give it the spotlight it deserves.

The Area

Picture a patchwork quilt laid out between Yio Chu Kang Road, Sirat Road, Palm Grove Avenue, Flower Road and Upper Serangoon Road. Those are the boundaries of the landed houses we’re taking a closer look at.

Not Your Typical Rectangular Block

Unlike the tidy squares of landed enclaves we usually stroll through, this area feels more like a maze. Short dead‑ends and roads that cross at odd angles give it a unique, almost chaotic feel.

First Impressions

“Wow, this place is buzzing!” That’s the honest thought that popped into my head. If you’re hunting for a quiet, laid‑back spot, you might want to keep scrolling.

Why It’s So Bustling

It’s a living freeway – the streets are open to all kinds of traffic.
Multiple entry and exit points mean people can weave in and out with ease.
It’s not tucked away behind a single gate; anyone can drive directly through.

Getting Around

Think of Kovan as a well‑connected hub. For example:

From Upper Serangoon Road, you can hop onto Hillside Drive and roll right up to Yio Chu Kang Road (and then head to Serangoon Gardens).
Alternatively, turn onto Flower Road, follow Glasgow Road and Rosyth Road, and you’ll land on Yio Chu Kang Road again.

That’s a far cry from other landed estates that only have one entrance and exit – those places stay private because you can’t just drive in and out like a commuter bus.

Convenience Factor

The upside? You can drive to almost anywhere from Kovan in a jiffy – the area is a real logistical chameleon.

So, if you’re looking for a place that feels like a crossroads of homes, traffic, and daily life, Kovan’s your spot. If serenity’s the goal, maybe go elsewhere. Either way, it’s a slice of Singapore you won’t want to miss!

Tiny Decision: Pick Your Street for Tranquility

Yo, if you’re hunting for a chill spot in Upper Serangoon Road, the corner near Kovan Road and Highland Road gets a lot of traffic.

Those houses are also just a 10‑15 minute stroll to Kovan MRT, depending on where your address lands.

Closer to the heart of the estate, the vibes shift: it’s not as packed, so you can snag a more serene scene.

Kovan & Highland Roads – Great due to the foot traffic and proximity to MRT.
Farther into the estate – Quieter, ideal if you crave peace.

All in all, step up the street game and you’ll find the perfect spot: hustle for convenience or hush for zen.

Exploring the Mixed‑Use Neighborhood

While most of the estates I’ve walked through have a distinct, “landed‑home” feel, this place doesn’t quite fit that mold. Instead of a single, cohesive enclave, it feels more like a patchwork of private homes all parked right next to each other—like an accidental block of relative strangers.

Why it feels so…different

Surprise diversity: In addition to the classic brick‑and‑mortar houses, you’ll spot a few condominiums, a church, and even a school.
Urban buzz: Those extra structures throw a blend of public and private vibes into the scene, turning the simple “good‑night‑at‑home” atmosphere into a lively, community‑centric hub.
Not just a handful: The diversity here is bigger than in the other estates I’ve visited; it’s practically a quilt of mixed property types.

In short, while the back‑yard charm of landed homes remains, the addition of condos, churches, and schools turns the area into a truly eclectic neighborhood, giving it a fresh, almost suburban twist that’s a bit off the “landed enclave” norm.

What’s Lurking Behind The Fenced Gate?

On the left side of the frame, a tired, sun‑bleached gate opens into a building that proudly dares with the name “The Eylim”. It’s the sort of sign that screams “I’m not your typical home” more than “Welcome to a cozy apartment.”

Facade vibes: This place feels like it’s ready to host a dramatic monologue—no one’s spotted a person living there.
Google’s cluelessness: I tried to figure out if it’s actually running or just collecting dust, but the web results were about as helpful as a phone with no service.
Inside mystery: We’re still in the dark about whether it’s bustling with life or just a quiet secret‑keeper of forgotten stuff.

Shophouses on the Right

Just to the right, a row of charming shophouses stretches out like the colorful side street of an old movie set—ready for a spotlight, while The Eylim remains in its mysterious limbo.

Explore Upper Serangoon Road: Your Shopping Adventure Awaits

Ever feel like you’re strolling through a sea of lesser-known corners but craving the buzz of mainstream retail? Just turn the direction, follow Upper Serangoon Road, and you’ll find yourself amid a bustling hub where convenience runs as hot as your morning coffee.

The Highlights to Grab While You’re Walking

Kovan MRT – hop on the train to wherever your heart’s set.
Kovan Heartland Mall – shelves, screens, and snacks all in one place.
Kovan 209 Market & Food Centre – the aroma alone is a passport denial.
NTUC Finest – for groceries that won’t break your wallet.
Guardian – because health is also a shopping quest.
DBS Bank – a quick pit stop for all your financial needs.

Picture this: you’re strolling, the sun’s kissing the street, and every corner whispers “You’ve found the right spot.” From grocery aisles to financial lock‑outs, everything you could possibly miss is right there. So put on your comfy shoes, pick up a map (or just follow the buzz), and let Upper Serangoon Road gift you a day of discovery.

Spotting the Pawsitive Vibes at Vibes@Kovan

Ever wander past the ICB Shopping Centre and wonder why the streets seem to hum with a quirky, boutique vibe? Well, next door to the mall you’ll find a handful of pet‑friendly shops that let your furry friends get in on the fun. It’s like the neighborhood decided to throw a costume party, and everyone—dogs, cats, birds—dressed up in their finest.

Why the Pet‑Shop Beat Is So Strong Here

Unique Finds: From novelty collars to designer kibble, the stores are stocked with items that make your pets feel like high‑class celebrities.
Community Corners: The shops usually host mini‑meetups—picture a cozy corner where pet owners swap stories and request advice.
Convenience: With everything within arm’s reach, you can snag a treat for your pup while grabbing a coffee at the ICB café.

And, Oh! The Chic Condo Culture

It’s not just pets getting a treat. That area is sprinkled with mixed‑use boutique condos, each boasting a tiny loft that’s as stylish as a runway outfit. It looks like the whole block has taken a turn for the sophisticated side—residents can call it “living the dream” in the most literal sense.

Takeaway

So next time you’re strolling by ICB, give a friendly pat to a four‑legged neighbor (or two, if you’re email‑friendly). The pet shops are right there to keep both your tails and your steps in sync, all amidst a backdrop of trendy, compact loft living. No wonder the neighborhood feels so alive and joyful!

Getting Lost? Not Really!

Ever felt like you’re playing a real‑life scavenger hunt with the city as your playground? Let’s walk through the scene:

Step 1 – Find the Twist

Turn onto Kovan Road: It’s right across from the buzzing Space@Kovan venue. Picture the street as a lightning bolt, and you’ve got your path.

Step 2 – Side‑Trip Fun

Stroll down Yio Chu Kang Road: Keep your eyes peeled for the landmark that’s a breath of sports nostalgia.
Spot the Serangoon Stadium: It’s that unmistakable arena that locals love. Think sports, thoughts, and a bit of extra snack time.

Step 3 – Back to the House

After you’ve soaked up the stadium vibes, it’s time to make your way back into the landed estate. Those comfy homes are waiting for your return!

So, grab your shoes, head to Kovan Road, walk past the stadium, and you’re all set to swing back into the community. Happy exploring!

A Day‑long Adventure on the 8‑Stop Trail

If you ever wonder how a small street can feel like a mini‑town, come along for the ride. We’ll tour the spot that’s packed with cafés, gyms, shops, and even a pub – all wrapped up in a single block.

1. Eleven Strands – The Café That Says “Hello” With a Latte

Start your caffeine quest at Eleven Strands. The vibe is relaxed, the coffee is strong, and the menu is as friendly as a dog waiting for a treat. Perfect for powering through the morning.

2. Taekwondo Academy – Punch, Kick, Repeat

Next stop is the Taekwondo Academy. If you’re feeling adventurous, grab a mat. Even if you’re just there to watch the high‑foots, you’ll get a adrenaline rush.

3. Baby Swimming School – Little Diviners

Zoom past the Baby Swimming School. The houses look tiny, but inside the pools, there’s a giant splash of learning and giggles. Tiny houses hide big dreams.

4. Cycling Shop – Pedal to the Metal

Check out the Cycling Shop. Whether you need a spare tire or a stylish helmet, they’ve got it all. Pro tip: buy a bike with a good seat; it’s the difference between “Oops!” and “Whee!”

5. Pub – The Nighttime Hangout

The Pub offers a cozy corner to unwind. Cheers to good drinks, friendly strangers, and stories that last until the next morning.

6. Domino’s Pizza – The Critique

Once you’re craving a slice, you’ll find Domino’s Pizza. Unfortunately, my taste buds were betrayed. The topping quality was sub‑par, the crust was soggy, and the service was nothing short of “worst‑case scenario.” I didn’t get my pizza, just a lesson in culinary humility.

7. Behind the Scene: Sirat Road Landed Estate

Beyond the lively street lies the Sirat Road landed estate. Picture a quiet panel of homes with a splash of suburban peace.

8. SPC – The Petrol Station That’s Not Always a Stopover

Just past Sirat Road, SPC steps in to refuel your day. Though the mayhem of the lamps and pumps can be a bit noisy, it’s a handy pit‑stop.

So, next time you’re strolling down that row, grab a cup, hit the floor at the academy, splash around, ride on a bike, and maybe keep your fingers crossed at Domino’s next time. Live the lifestyle this tiny block offers, and you’ll come out with a story, a laugh, and maybe a little toast from the pub to call it all worth it.

Yio Chu Kang: A Hidden Alley for Auto Enthusiasts and Fishball Fans

Picture this: the stretch of Sirat Road right across from the SPC is a bocaux of classic shophouses, but instead of your usual coffee spots, most of them have turned into auto shops. If you’re a fan of revving engines, this is the place to be—though the “niche audience” vibe might leave you wondering if someone’s been scrolling through a car‑themed Pinterest board.

On the Left of the Scene

Song Kee Fishball – it’s a small delight that packs a flavor punch. I’m all in for the bubble‑y goodness they serve.
A cycling studio you can’t miss if you’ve ever wanted to pedal through an urban oasis.

Just beyond that, the Yio Chu Kang Road continues, and you’ll spot another bus stop. I’m guessing it’s a VIP stop, serving just one bus, so you’ll feel like you’re in a tiny personal transit hub.

Getting around

When you’re hovering over a house in this part of the estate, don’t worry about being trapped in a remote zone. Two MRT stations are just a stroll away:

Serangoon MRT – a 15‑minute walk (and you can totally make a point at the Nex mall to brag about your “our‑way” travel).
Kovan MRT – a 20‑minute trek that turns the whole “yip‑yap” into a quick expedition.

Honestly, I was shocked at how well‑linked this quiet corridor truly is. I’d almost thought it was a forgotten crossroads, but instead, it’s a surprisingly accessible slice of Yio Chu Kang life.

What’s the Deal with Kovan’s Landed Homes

Quick Snapshot: If you stroll through this part of Kovan, you’ll spot a real mix of property styles. It’s like a culinary menu of houses!

House Types on the Menu

Grand Detached Dwellings
Picture those big, stand‑alone houses with plenty of room for a backyard swing set or a pet parade. These are the ones that have the “wow” factor from the get-go.
Seamless Semi‑Detached Gems
Hold on, some of these semi‑Ds are actually swankier than the detached ones you’ve seen. They’re like the surprising plot twists in a novel—just when you think you know the ending.
Cozy Terrace Homes
Then we have the snug terraces, perfect for city folks who love a bit of sunlight and a great sense of community. They’re the “home sweet home” for people wanting a compact lifestyle without the hassle of a full house.

Why It Matters

Choosing the right style can make all the difference. Whether you’re chasing space, a unique character, or a simple, low‑maintenance living spot, Kovan’s landed options’ve got you covered. And who knows? That semi‑D might just win you over with its extra room and seat‑back‑back flair!

A Quick Tour of Kovan’s Hidden Gems

Schools? Where’re They Going?

If you’re living close to Anderson‑Serangoon Junior College or Pei Cai Secondary School, you’re probably the sort of person who counts the minutes until the next bus. But when it comes to primary schools, the neighbourhood hits a bit of a sour note.

Flower Road – If your house is tucked in there, you might just swipe right past the 1 km line and land at Xinghua Primary School.

Sirat Place – A few metres away from Zhonghua Primary School, that’s about a 100‑m jog or a quick bike ride.

Not exactly a prime location for our little jungle‑jockeys, but still doable if you’re willing to sprout a little distance.

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How Did You Like the Walk‑Around?

After a stroll through, the vibes?

Sunny corners with plenty of trees (nobody wants a wilting balcony plant!).

Quiet streets—okay, maybe a couple of berths for motorists, but otherwise a slow‑pacing neighborhood that feels like a pop‑corn bucket: you pop in, catch your breath, and leave.

A personal takeaway? The area feels like one of those indie‑film plots— low on budgets but high on authenticity.

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Home vs. Investment: The Real‑World Dilemma

I’m all for the idea that a house is a home, not a pocket‑knife to flip on the next market flare. But let’s keep it real— Singapore’s market doesn’t play nice with idealism.
When we glued together a “URA Map” (for those of you who don’t know, it’s like a treasure blueprint for potential buyers), the picture was pretty clear:

Kovan’s side doesn’t sit on a mountain of reserve land.

Supply is the short stack—there aren’t many undeveloped plots to shade off the future need for houses.

That limited supply could act like a safety net for prices. Contrast that with Windsor Park or Springside, where giant green belts sit around the neighborhood like a protective barricade – you’d have a whole lot more space to roam.

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Bottom Line

In this tight pocket of Kovan, the supply–demand dance is fine‑tuned.
If you’re budgeting for a future family home or just hunting for that “comfort” feeling, you’ll find that your options are a bit more exclusive. That exclusivity, in turn, could mean your wallet gets a little help in keeping the price range realistic… or, if you’re a collector of unique properties, a sweet spot for a real estate win.
Hope this guide nudges you toward the right decision. Enjoy your exciting journey into Kovan!
<img alt="" data-caption="Moreover, if you look at this zoomed-in version of the URA Masterplan, you'll note that many plots of land that the landed houses sit on are zoned 1.4, which means that if your house is large enough (or if you can form a collective with your neighbours).

If there are no special restrictions, you could potentially re-sell it to a condo developer going forward at a higher profit. (Note the zoning is 1.4 which means you can build up to five stories only.) This is probably why I saw so many boutique condos in the area! PHOTO: Stackedhomes” data-entity-type=”file” data-entity-uuid=”dc347dc4-098c-4ec2-8bc4-60a7b6ae6770″ src=”/sites/default/files/inline-images/20222710_highland_road_ura.jpeg”/>

Wrapping Up Our Adventure

That’s a wrap for today’s tour—time to grab a coffee and reflect on all the hidden gems we spotted.

Quick Recap

Home Highlights: From cozy condos to spacious landed treasures.
Property Types: We covered everything from private estates to landed homes.
Buyer Insights: Tips and tricks that will help you navigate the market.

Curious About More Deals?

Don’t miss our next write‑up on Westwood Park—it showcases landed homes well under the two‑million mark.

Authorship & Source

This piece was originally shared on Stackedhomes, bringing you the freshest real estate chatter.

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