Would I Buy This Freehold Corner Terrace In Kovan? Here's My Take [Part 1]

A Review By A District 19-Focused Landed Property Agent

"If I were buying a landed home for my own family today, would I seriously consider this house?"

It is a question I ask myself every time I market a landed property. As someone who focuses in District 19 landed homes, I have walked through numerous terrace houses, semi-detached homes and detached houses around Kovan, Serangoon Gardens, Bartley and Hougang. Some are beautifully renovated but overpriced. Some offer huge land sizes but have awkward layouts. Others look fantastic in photos, but after a physical viewing, you realise some compromises weren't obvious online.

Then there are homes like this corner unit at Sirat Place. On paper, it doesn't scream perfection. It has an original interior. It sits beside a substation. There is also a drainage reserve that buyers should understand.

Most agents would probably avoid talking about these. I won't. Because I believe buyers deserve the complete picture. At the same time, this house also possesses several qualities that are genuinely difficult to find in today's landed market.

• Exceptional privacy.

• An elevated position with excellent ventilation.

• A functional family layout.

• Nearly 4,000 square feet of freehold land.

• A quiet cul-de-sac setting.

• And perhaps most importantly, it is one of those rare homes that doesn't require rebuilding to become something truly special.

So...

Would I buy this Freehold Corner Terrace in Kovan?

My answer is:

Yes... but only if you are the right type of buyer.

Let's dive in.

Property Snapshot

Before we get into the detailed review, here's a quick overview.

Location: Sirat Place

Property Type: 3 Storey Freehold Corner Terrace

Land Size: 3,971 sqft

Built-up: Approximately 2,620 sqft

Bedrooms: 5

Bathrooms: 4

Parking: 3 to 4 cars comfortably

Asking Price: $5,750,000

Price PSF: Approximately $1,448 psf (based on land)

My Review Criteria

Whenever I review a landed property, I look beyond renovation and finishes. Because marble flooring and expensive kitchen cabinets can always be replaced.

But these cannot.

• Location

• Street quality

• Privacy

• Ventilation

• Land characteristics

• Functional layout

• Overall liveability

These are the factors that ultimately determine whether I believe a landed home offers long-term value. Let's start with perhaps the biggest selling point...

The location.

Location Review – Why Kovan Continues To Be One Of My Favourite Landed Neighbourhoods

Whenever buyers ask me,

"Which landed estate should I shortlist in District 19?"

Kovan almost always makes my list. Why? Because it offers something many landed estates struggle to achieve. It balances convenience with tranquillity. Unlike some landed estates that feel isolated from amenities, Kovan allows you to enjoy landed living without sacrificing everyday convenience. For families, this means daily errands become effortless. Within a short drive—or even a pleasant walk depending on your destination—you have access to:

• Kovan MRT

• Serangoon MRT Interchange

• NEX Shopping Mall

• Heartland Mall

• Numerous cafés and restaurants

• Supermarkets

• Neighbourhood grocery shops

• Medical clinics

• Banks

• Fitness centres

One of the underrated advantages of Kovan is the sheer variety of food options. Within just a few minutes' walk from Sirat Place, you'll find cafés, casual eateries and restaurants perfect for weekend brunches or family dinners. Walk slightly further, and you'll reach neighbourhood coffee shops and grocery stores that many long-time residents rely on daily.

This is one of the reasons why Kovan remains so popular among families—it delivers the lifestyle of landed living without the inconvenience of being too far removed from amenities.

Excellent Connectivity Without Living Beside A Main Road

Accessibility is another area where this property performs exceptionally well. Sirat Place is located very close to Yio Chu Kang Road. Normally, this might sound like a disadvantage. But here's the interesting part. You're close enough to enjoy extremely convenient access in and out of the estate, yet far enough away that you don't experience the constant traffic noise associated with homes directly fronting major roads.

Overview of Sirat Rood & Place. Source: Google Maps

Many landed enclaves in Kovan require you to navigate several internal roads before reaching your house. It may only take another minute or two, but over years of daily commuting, convenience matters.

Sirat Place offers quick accessibility without sacrificing peace and quiet. To me, that's one of the neighbourhood's biggest strengths.

Great Amenities Beyond Shopping Malls

One aspect that often gets overlooked is recreation. Unlike condominiums, landed homeowners don't pay monthly maintenance fees for swimming pools, tennis courts or gyms. Instead, many families rely on nearby public facilities.

This is where Sirat Place shines. Within a short distance, you'll find:

• Serangoon Swimming Complex

• Serangoon Stadium

• Sports facilities

• Parks

• Fitness corners

It offers many of the lifestyle conveniences condominium residents enjoy—without the monthly maintenance fees.

Excellent School Network

Families with young children will appreciate the number of schools located within the surrounding area. There are multiple reputable primary schools within both the 1 km and 2 km enrolment radius, making the location attractive for long-term family planning. For many buyers, school proximity is one of the biggest reasons they eventually choose District 19.

Street Review – Why Sirat Place Feels Different From Many Kovan Streets

Location isn't everything. The street itself matters just as much. You can have two houses less than 300 metres apart that offer completely different living experiences. After visiting countless landed homes around Kovan, one thing stands out about Sirat Place. It feels tucked away. The road primarily serves residents.

Entrance of Sirat Place. Source: Google Maps

There is very little through traffic. Cars rarely drive into Sirat Place unless they actually have business there. This immediately creates a quieter, more relaxed environment. If you've ever lived along a busier landed street, you'll understand how much of a difference this makes.

Less traffic.

Less noise.

Safer for children.

More privacy.

For me, that's already a significant advantage.

First Impressions Matter — And This House Makes A Surprisingly Strong One

When I first arrived, what immediately caught my attention wasn't actually the house itself.

It was the amount of breathing space around it. Unlike many corner terraces where neighbouring houses feel almost attached, this property enjoys a noticeably more open setting. From the outside alone, it already feels less enclosed. But once I stepped inside the gate...

I realised something that I rarely encounter in today's landed market. The privacy is exceptional.

Exterior Review – This Isn't Just Another Corner Terrace

One of the biggest misconceptions buyers have when shopping for landed property is assuming that all corner terraces are essentially the same. They aren't. Some corner terraces simply have a slightly wider side setback. Others enjoy additional frontage but still feel exposed to neighbours.

Then there are homes like this, where the land configuration fundamentally changes the way you experience the property. From the moment I walked through the front gate, one thought immediately came to mind:

"This house feels much more private than most corner terraces I've visited."

My Favourite Feature: The Long Private Driveway

Most terrace houses follow a very predictable layout. You open the gate. Immediately, you're standing in the car porch. Take another few steps and you're already looking directly into the living room. Sometimes, if the main door is open, you can even see straight through to the dining area or kitchen.

Anyone delivering parcels, walking past the house or driving along the street gets a clear view into your home. Personally, I've never been a fan of that. Privacy is one of the reasons people upgrade to landed homes. Yet many terrace houses still leave their living spaces fully exposed.

This home does something very different. Instead of placing the house immediately behind the gate, you're first welcomed by a long private driveway. This creates a natural separation between the public street and your living space. It means visitors don't immediately look into your home.

Spacious Car Pouch completely shielded from public view

In fact, from outside the gate, the only things that are really visible are the beautifully landscaped garden and perhaps one parked car. The rest of your parking area remains tucked away behind the side wall. Your living room is completely shielded from public view. For families who value privacy—or simply enjoy hosting guests without feeling like they're on display—this is a surprisingly valuable feature that photos alone don't fully capture.

Outdoor Space That You Can Actually Enjoy

One observation many buyers make when they first read the specifications is this:

"The land size is almost 4,000 square feet, but the built-up area is only around 2,620 square feet."

Some may initially see this as a disadvantage. I actually think it depends entirely on what kind of buyer you are. If your goal is to maximise indoor living space with six or seven bedrooms, then yes, there are other properties that offer a larger built-up area.

However, not every family wants that. Personally, I find this home refreshing because it doesn't feel overbuilt. The generous outdoor areas provide opportunities that are becoming increasingly rare in modern landed homes.

Imagine transforming the garden into:

• A children's play area

• An outdoor BBQ and entertainment zone

• A landscaped tropical garden

• A pet-friendly lawn

• A relaxing morning coffee corner

• A small koi pond or water feature (subject to the relevant guidelines)

These are lifestyle features that simply cannot be created once every inch of the plot has been built over. Sometimes, having a little less house actually gives you a much better home.

Parking: Better Than Most Families Will Ever Need

Parking is another area where this property quietly excels. The car porch comfortably accommodates three to four vehicles, depending on the vehicle sizes. For many landed homeowners today, that's a huge advantage.

Perhaps you have:

• Two family cars

• A company vehicle

• Weekend sports car

• Adult children who drive

Finding sufficient parking without constantly rearranging cars can significantly improve day-to-day living. It's one of those practical details that buyers often overlook during their first viewing but appreciate every single day after moving in.

Bright, Breezy And Surprisingly Airy

One thing I always pay attention to during a property viewing is ventilation. Air-conditioning can cool a room. It cannot recreate natural airflow.

Fortunately, this house enjoys something that many neighbouring properties don't. This property sits on slightly elevated ground compared to Hillside Drive, which is located behind the house. Because of this elevation difference, the rear-facing rooms enjoy a noticeably more open outlook.

Unobstructed View from 3rd Storey Bedroom

Instead of staring directly into another neighbouring house at the same level, there is greater visual openness and significantly better cross ventilation. When I walked through the upper floors, the breeze was immediately noticeable. Even with the windows open naturally, the house felt bright and well ventilated.

These are characteristics that don't show up on a floor plan or in a property brochure—but they absolutely influence the quality of everyday living.

An Unusually Open Side Boundary

Here's another detail that many buyers might not immediately notice. One side of the property is adjacent to an electrical substation. Before you stop reading, let me explain why this is actually worth discussing objectively.

Most buyers instinctively view a substation as a negative. From a psychological perspective, I completely understand that. However, there's another side to the story. Because the substation is only a single-storey structure, it creates something incredibly difficult to find in today's landed market:

Openness.

As redevelopment continues across Kovan, many corner terraces eventually become visually enclosed when neighbouring owners rebuild larger three-storey homes. That often means losing natural light, privacy and airflow over time.

At this unit, the presence of the low-rise substation means the exposed side of the house remains largely unobstructed. Combined with the elevated rear outlook, the home enjoys excellent natural light and cross ventilation from two directions.

From a purely architectural and liveability standpoint, this is a genuine advantage. Of course, every buyer has different comfort levels, and that's perfectly understandable. The key is making an informed decision based on facts rather than assumptions.

So, Is Living Beside A Substation Safe?

This is probably one of the most common questions buyers ask.

The concern usually centres around electromagnetic fields (EMF). It's important to note that EMF is not unique to substations. In fact, every electrical appliance we use daily—from refrigerators and televisions to air-conditioners and mobile phones—generates electromagnetic fields whenever electricity flows through them.

The difference lies in the strength of those fields. According to the International Commission on Non-Ionizing Radiation Protection (ICNIRP), an organisation formally recognised by the World Health Organization (WHO), the recommended reference level for public exposure to electromagnetic fields at power frequency is 200 microtesla (µT).

Measurements taken at various substations across Singapore have generally shown EMF levels to be well below these internationally recognised reference levels.

While every buyer should ultimately make their own assessment and comfort decision, I believe it's always better to rely on established scientific guidelines rather than rumours or misconceptions. Transparency is important, which is why I prefer discussing this openly instead of avoiding the topic altogether.

First Impressions Of The Interior

Stepping into the home, it's immediately clear that this isn't a recently renovated showpiece. The finishes reflect an earlier era, generous room proportions, and a traditional family-home aesthetic.

First look into the living hall

Some buyers may see "original condition" as a drawback. Personally, I don't. In fact, I'd much rather see an original home that has been meticulously cared for than a poorly executed renovation that's only a few years old.

Throughout my walkthrough, one thing stood out consistently:

• The home has been exceptionally well maintained.

• The flooring remains in good condition.

• The cabinetry has been looked after.

• The bathrooms are functional.

• The overall structure feels solid and well cared for.

• This isn't a house that requires demolition.

• It's a house that invites modernisation.

And to me, there's a very important distinction between those two.

In the next section [PART 2], I'll take a closer look at what I believe is one of this home's biggest strengths: its highly functional floor plan. We'll walk through each level, discuss why the bedroom configuration works particularly well for multi-generational families, explain who this home is best suited for, and explore why its original condition presents an opportunity rather than a limitation. We'll also dive into the Drainage Reserve (DR)—what it actually means, the renovation and A&A options available, and why it's often misunderstood by buyers. Finally, I'll share my thoughts on who should seriously consider this property (and who probably shouldn't), before ending with my overall verdict and whether I would personally buy this freehold corner terrace in Kovan.