Jansen House

, Hougang, North-East · Freehold · Launched

From: Not published
Lowest: Not published

Exterior: Street view of the residential block on Jansen Road, artist's impression. Macly Group: Jansen House project page

Images from the developer, usually artist's impressions. The finished project may differ.

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): Not announced
Nearest MRT or LRT: 868 m · ~11 min walkcalculated
so far: 20 of 21 (95.2%)
Recent sales, median: S$2,039 psfcalculated
, median: S$1,776 psfcalculated
: Freehold
Developer: Mequity GS Pte Ltd
Launched: Not available

Nearest station in service: Kovan MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

71out of 100

Strong case on the numbers

Confidence: high, most figures known (86% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby22% of the scoreCosts 0% more than similar older homes nearby; usually 17% more.	100	Costs 0% more than similar older homes nearby; usually 17% more.
Rental yield vs typical17% of the scoreRent of about 2.9% of the price a year; typical is 2.4%.	96	Rent of about 2.9% of the price a year; typical is 2.4%.
Price vs other new launches nearby11% of the scoreCosts 24% less than other new launches nearby.	100	Costs 24% less than other new launches nearby.
Price vs launches in the regionnot countedNot known yet.	Not known	Not known yet.
Price vs the developer's likely breakeven11% of the scorePriced at 1.69 times the developer's likely cost.	0	Priced at 1.69 times the developer's likely cost.
Value lost to the lease in the next 10 years11% of the scoreFreehold or 999-year: no lease running down.	100	Freehold or 999-year: no lease running down.
Nearby homes that beat the market11% of the score7 of 18 nearby projects beat the market.	31	7 of 18 nearby projects beat the market.
Distance to the MRT11% of the score868 m to the nearest station.	37	868 m to the nearest station.
Competing homes finishing nearbynot countedNot known yet.	Not known	Not known yet.
Developer's track record6% of the scoreNo problems reported, but few completed projects.	50	No problems reported, but few completed projects.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 4Neutral 2Watch out 2Not known yet 2

Am I paying a fair price?

Price vs similar resale homes nearby · In your favour
About the same price as similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is smaller than usual, so less of your price is a new-home premium.
This launch
S$2,039 psf
Usual for a launch here
S$2,392 psf
Similar homes nearby
S$2,036 psf
Based on 487 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, any size. Each resale price is scaled to this project's lease, and to its building age (a new building) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$2,039 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$2,036 psf, the median of 487 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 481 of 487 nearby sales are also scaled to this project's age (a new building), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 6 have no known completion year and are not age-adjusted.
Gap: S$2,039 psf ÷ S$2,036 psf − 1 = +0%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · In your favour
Costs about 24% less than other new launches within 1.5 km
You pay less than buyers of competing launches next door.
This launch
S$2,039 psf
Other launches nearby
S$2,684 psf
Based on 101 sales in other launches, Nov 2025 to Nov 2026
Show the calculationHide the calculation
What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (any size).
The figures
This project: S$2,039 psf
Other launches nearby: S$2,684 psf median of 101 sales
In your favour when 5% or more cheaper; watch out when 5% or more dearer.
How fair is this comparison?
Fair. New launches against new launches of similar sizes. Their land costs, finishes, facilities and launch dates differ, and a launch sells different floors at different stages.
What this check cannot see
Developer discounts and rebates are not in URA's caveat data, so real prices may be lower than recorded.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
A launch late in its sales has fewer cheap units left, so its median rises.
How PropGPT works out every line
Price vs launches in this region · Not known yet
Not known yet
Fewer than 5 others to compare with.
Show the calculationHide the calculation
What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
How PropGPT works out every line
Land cost vs launch price · Watch out
Priced at about 1.69 times the developer's likely cost
Priced well above what the project likely cost the developer, so the developer has room to give discounts later. Do not rush.
This launch
S$2,039 psf
Developer's likely cost
S$1,208 psf
Based on the land price from PropGPT research, 22 Oct 2026
Show the calculationHide the calculation
What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
The figures
Land: S$863 per sq ft of plot ratio, collective (en bloc) sale in 2022
Likely breakeven: about S$1,208 psf (land × 1.4: land plus construction, financing and fees)
This project: S$2,039 psf; S$2,039 psf ÷ S$1,208 psf = 1.69. In your favour under 1.15; watch out at 1.3 or more.
How fair is this comparison?
Fair. This project's own land and price; only the cost of building is estimated.
What this check cannot see
× 1.4 is a rule of thumb; consultants' estimates for a site differ, and construction costs rose sharply after 2021.
The land price may or may not include a lease top-up or development charge; the research notes say which when known.
Land bought years ago is cheaper in today's money, so older land makes the margin look bigger.
Sources
The Business Times: Kovan's Jansen Mansions sold higher at S$19.1m, retrieved 2026-10-22
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · In your favour
About 2.9% of the price a year in rent, before costs
More than the typical 2.4% for launches selling now, so rent would cover more of your costs if you let it out.
This launch
2.9%
Typical for launches selling now
2.4%
Based on 1,893 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.92 per sq ft a month, median of 1,893 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.92 × 12 ÷ S$2,039 psf = 2.9%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · In your favour
Freehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
Show the calculationHide the calculation
What it compares
The title's tenure, as recorded by URA.
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How PropGPT works out every line
How nearby homes' prices moved · Watch out
7 of 18 nearby projects rose faster than the whole market
Homes around here have done worse than the market in recent years. Past results do not guarantee future ones.
Based on 18 nearby projects, sales from Oct 2021 · a rough guide only
Show the calculationHide the calculation
What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
CASA CAMBIO (634 m): +14% from 2022-Q1 to 2026-Q3; market +25%
AFFINITY AT SERANGOON (760 m): +17% from 2022-Q1 to 2026-Q2; market +25%
THE WATERLINE (778 m): +31% from 2022-Q1 to 2026-Q2; market +25%
KOVAN MELODY (796 m): +40% from 2022-Q2 to 2026-Q2; market +21%
BLISS@KOVAN (881 m): +10% from 2022-Q1 to 2026-Q3; market +25%
FOREST WOODS (937 m): +21% from 2022-Q1 to 2026-Q2; market +25%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · Neutral
868 m to Kovan MRT Station
A walk of several minutes to the station.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Serangoon North (planned), 1,225 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · Not known yet
Not known yet
The completion year (TOP) is not known yet.
Show the calculationHide the calculation
What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).
How PropGPT works out every line
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
Show the calculationHide the calculation
What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How fair is this comparison?
Fair. The developer's other projects, not this one.
What this check cannot see
Only problems reported in the news are found; many defects are settled quietly.
Joint ventures: a problem of one partner is listed even when the other partner led the project.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$44,560 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
Show the calculationHide the calculation
What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.50M: S$44,560 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
Interest is paid only on the loan drawn so far; payments rise as the building goes up.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales so far · Fact
95.2% sold
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
21 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
None found by PropGPT research
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What you would pay

For the cheapest 2BR at S$1,499,000. Estimates, not financial advice.

Monthly loan payment: S$4,740
Cash and CPF needed upfront: S$422,310at least S$74,950 of it in cash
: S$44,560
: S$0

PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

2BRfrom S$1,499,000
not published sq ftnot published psf
3BRfrom S$1,999,000
not published sq ftnot published psf
4BRfrom S$2,442,000
not published sq ftnot published psf

Type	Size (sq ft)	Price
2BR	Not published	from S$1,499,000	Not published
3BR	Not published	from S$1,999,000	Not published
4BR	Not published	from S$2,442,000	Not published

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$1,304 to S$1,659. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
RESIDENCES @ JANSEN	25 m	999-year from 1876	S$1,381	1,615 sq ft	3
JANSEN 28	72 m	999-year from 1876	S$1,314	1,195 sq ft	2
MINT RESIDENCES @ JANSEN	103 m	999-year from 1878	S$1,304	721 sq ft	1
PALM HAVEN	159 m	999-year from 1876	S$1,461	1,163 sq ft	2
D'HIRO@HILLSIDE	193 m	999-year from 1876	S$1,407	1,109 sq ft	1
PALM GROVE CONDOMINIUM	198 m	999-year from 1878	S$1,541	1,400 sq ft	4
3@SANDILANDS	257 m	999-year from 1886	S$1,309	861 sq ft	4
RESIDENCES BOTANIQUE	272 m	Freehold	S$1,659	883 sq ft	1
ISUITES @ PALM	285 m	999-year from 1878	S$1,343	926 sq ft	2
BREEZY MANSIONS	318 m	999-year from 1886	S$1,422	1,055 sq ft	1

Location

Nearest MRT station: Kovan MRT Station; 868 m · ~11 min walk
Nearest school: Peicai Secondary School; 722 m · ~10 min walk
Nearest park: Richards Ave Pk; 638 m · ~8 min walk
Nearest supermarket: Thong Chew Food Industries Pte Ltd; 345 m · ~5 min walk

Jansen HouseMRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add Jansen House to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.