S$1.45M maisonette becomes most expensive executive flat in Hougang

Executive flats have been on a strong run recently. Just last week, there were two record-setting deals in Pasir Ris and Bukit Batok. Now, another all-time high transaction has taken place – this time in Hougang, where an executive maisonette has changed hands for a staggering S$1.45 million. This makes it not only the priciest executive flat ever sold in Hougang, but also the highest for the whole of District 19.

The record-setting maisonette at Kovan Green

The record-breaking deal comes from Kovan Green, a low-rise project located along Hougang Street 21. The unit is housed in Block 221 and spans a generous 1,593 sqft, which works out to about S$910 per square foot at its final selling price. 

Being a maisonette, the S$1.45M unit sits across two floors and is positioned somewhere between the 4th and 6th storeys. Although the block itself is not tall, the surrounding landed homes allow many stacks to enjoy open views.

Kovan Green’s lease began in 1992, leaving the new owner with 65 years and 11 months on the balance. For buyers who prioritise both size and convenience, this combination of spacious living and unblocked surroundings likely played a big role in pushing the price into record-breaking territory.

A closer look at Kovan Green’s convenient and quiet location

Although Kovan Green sits in a peaceful pocket of Hougang, you’re still just 8 minutes on foot from Kovan MRT (NE13). From there, it’s easy to travel directly into the city via the North East Line. And because Kovan is only one stop from Serangoon MRT, you gain quick access to the Circle Line too. This makes daily commutes smooth, whether you’re heading to work, school, or other parts of the island.

Everyday amenities are close by as well. Kovan 209 Market and Food Centre is a short walk away, and a FairPrice at Block 202 sits right opposite Kovan Green. Heartland Mall is also within walking distance, offering supermarkets, snacks, and other daily essentials. For wider retail and dining options, NEX is just one MRT stop away. 

If you enjoy dining out, you’ll also appreciate that Stars of Kovan, a mixed-use development with eateries and learning centres, is around an 11-minute walk from the project.

Families have a variety of schooling choices around the area. The following childcare centres are located within a short distance:

• Camberley International Pre-School
• Elfa Preschool
• Cherie Hearts @ Charlton
• Kinderland Preschool
• Maplebear Learning House
• Junior Champs @ Kovan

For kindergarten, Catholic Kindergarten is located around 383 metres away.

When it comes to primary schools, you will have Paya Lebar Methodist Girls’ School (Primary) and Xinghua Primary School within the 1-kilometre radius. Between one and two kilometres, you’ll find schools such as:

• Holy Innocents’ Primary School
• Maris Stella High School
• Montfort Junior School
• Rosyth School
• Xinmin Primary School
• Yangzheng Primary School
• Zhonghua Primary School

Beyond these, Paya Lebar Methodist Girls’ School (Secondary), Dimensions International College, and DPS International School are a few minutes’ drive away, making the area appealing to families who want choices across different stages of schooling.

Lifestyle amenities nearby

The upcoming Paya Lebar Kovan Community Club, expected to be ready in 2026, is located right next to Kovan Green. Residents can also visit Kovan Sports Centre, known for its large outdoor sheltered futsal facilities. For something more relaxed, Surin Avenue Neighbourhood Park sits right across the road, offering a comfortable green space for evening strolls or casual playtime.

A steep jump from previous executive flat highs in Hougang

The previous record for an executive flat in Hougang was set by a unit at Block 522 along Hougang Avenue 6, which sold for S$1.28 million in June 2025. That flat measured 1,561 sqft (S$819 psf) and sat on a higher floor between the 13th and 15th storeys. Its lease began in 1987, giving it about 61 years of remaining tenure at the time of the transaction.

In comparison, the new Kovan Green record is S$170,000 higher – a 13.28% increase over the previous high. Based on 99.co’s Property Value Tool estimation, the unit’s valuation was likely around S$1.14 million, which suggests buyers may have paid approximately S$310,000 in Cash Over Valuation (COV).

Past transactions at Kovan Green and across Hougang

Before this latest sale, the highest executive flat transaction within Kovan Green was a 1,679-sqft unit in Block 222, which changed hands for S$1.25 million in April 2025 (S$744 psf). 

Looking beyond the development itself only three executive flats across Hougang have transacted around the S$1.2 million mark in recent years. This means the market has yet to enter the S$1.3 million range – instead, prices jumped straight from S$1.28 million to S$1.45 million.

Recent executive flat transactions in Hougang include:

What stands out is the willingness of buyers to move beyond recent benchmarks. This confidence likely stems from a blend of factors: the quiet yet well-connected environment, the generous size of maisonettes, and the fact that these units are no longer built.

Price trends also support this movement. According to 99.co’s Researcher tool, average psf prices for executive flats in Hougang have grown steadily, rising 33% over the past four years. From 2024 to 2025 alone, the increase was almost 6%. So while S$1.45 million may sound high at first glance, the trajectory suggests that the market has been moving in this direction for some time. 

In fact, another Hougang executive unit currently listed on 99.co is already priced above S$1.5 million, suggesting that demand for larger, rare HDB homes remains strong. Even so, buyers seeking more budget-friendly options will still find executive flats in the district listed below the 2025 town average, from around S$820,000.

Interested in more All-Time High (ATH) covers? Head on over here! 

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