Development
Kovan & Upper Serangoon Landed Homes: Why Many Owners Choose Staged A&A Instead of Full Works
Jan 10, 2026
-
Su Shiquan
Kovan & Upper Serangoon Landed Homes: Why Many Owners Choose Staged A&A Instead of Full Works
Kovan and the surrounding Upper Serangoon landed enclaves sit in a unique position within District 19.
They attract:
family upgraders
first-time landed buyers
long-term owner-occupiers
But unlike Serangoon Garden, many Kovan and Upper Serangoon landed homeowners do not renovate everything at once.
From a landed house contractor’s perspective, this area shows one of the strongest tendencies toward staged A&A works in Singapore.
This article explains why staged renovation is common here, what recent URA landed transactions signal about buyer behaviour, and how homeowners can avoid turning staged A&A into an expensive mistake.
Why Kovan & Upper Serangoon behave differently from other landed estates
Compared to nearby Serangoon Garden, Kovan / Upper Serangoon landed homes often feature:
slightly newer building stock
more varied plot sizes
mixed tenure (freehold and 999-year)
buyers stretching budgets on purchase
As a result, many owners face this reality after buying:
“We can’t (or don’t want to) do everything at once.”
This is where staged A&A becomes attractive, but also risky if poorly planned.
Recent landed transactions in Kovan & Upper Serangoon (selected)
Below is a representative snapshot of recent landed resale transactions in the Kovan and Upper Serangoon area, based on URA records.
Street / Area | Property Type | Land Area (sqft) | Transaction Price (SGD) | PSF | Tenure |
Kovan Road | Terrace | ~2,980 | ~$5,680,000 | ~$1,900 | Freehold |
Simon Road | Semi-Detached | ~3,200 | ~$6,500,000 | ~$2,030 | 999-year |
Upper Serangoon View | Terrace | ~2,150 | ~$4,950,000 | ~$2,300 | Freehold |
Richards Avenue | Semi-Detached | ~3,600 | ~$6,980,000 | ~$1,940 | Freehold |
Jalan Kelichap | Terrace | ~1,850 | ~$4,600,000 | ~$2,490 | Freehold |
What this data tells a contractor
PSF is generally lower than Serangoon Garden
Buyers get slightly better structural “value”, but less cash buffer post-purchase.Terrace and Semi-D dominate
These are ideal candidates for phased A&A, not immediate rebuild.Freehold is common
Which encourages long-term planning rather than urgency.
Why staged A&A is so common in Kovan & Upper Serangoon
1. Purchase price stretches renovation budget
Many buyers here:
upgrade from condos or HDBs
allocate most capital to acquisition
intentionally defer part of renovation
This leads to:
essential works first
expansion or upgrades later
2. Houses are “livable, but not optimal”
A very typical Kovan scenario:
house is structurally usable
layout feels dated
services are ageing
space is insufficient long-term
Owners often choose to:
move in after basic renovation
live in the house
plan A&A works after understanding needs better
3. Owners want flexibility, not maximum GFA immediately
Unlike prime districts, Kovan owners often prioritise:
cashflow control
reduced disruption
learning from occupation before committing
Staged A&A provides that flexibility, if planned correctly.
Where staged A&A goes wrong (very common)
From a contractor’s point of view, staged A&A fails when:
❌ Staging is reactive, not planned
Unplanned staging leads to:
repeated hacking
duplicated waterproofing
inefficient structural sequencing
❌ A&A triggers are discovered too late
Owners start with “renovation only” thinking, then:
remove walls
extend spaces
alter structure
Suddenly:
approvals are required
works halt
redesign begins mid-project
What Exactly Is A&A Work? A Simple Guide for Singapore Homeowners
❌ Drainage and waterproofing aren’t designed holistically
Doing works in phases without a master plan often results in:
mismatched waterproofing systems
drainage incompatibility
leaks appearing after later stages
How to Renovate an Old Landed House Safely
When staged A&A actually works well
Staged A&A is effective when:
a master renovation plan exists from Day 1
structure is assessed early
future extensions are anticipated
approvals are sequenced intentionally
This is why early involvement of a landed house contractor is critical.
How to Plan Renovation in Phases Without Wasting Money
Staged A&A vs full works in Kovan: a contractor’s view
Approach | When It Makes Sense | Risk Level |
Staged A&A | Budget control, family occupation, long-term planning | Medium (if unplanned) |
Full A&A | Clear scope, sufficient budget, defined needs | Lower |
Rebuild | Severe structural/layout issues | High cost, longer timeline |
Rebuild vs A&A: Which Is Better for Your Landed Home?
Why early contractor engagement matters in Kovan & Upper Serangoon
Because staging decisions affect:
structure
waterproofing
approvals
cost efficiency
Engaging a landed house contractor early helps homeowners:
design with future phases in mind
avoid duplicated work
control long-term cost
sequence approvals properly
How Ember Earther Builders approaches staged A&A projects
For Kovan and Upper Serangoon landed homes, Ember focuses on:
master-plan-first renovation strategy
early identification of A&A triggers
drainage and waterproofing continuity
phase sequencing that avoids rework
This approach allows homeowners to stage renovation without paying twice.
If you own a landed home in Kovan or Upper Serangoon and are considering staged renovation or A&A works, early consultation with a landed house contractor can help you plan phases properly, before decisions become expensive mistakes.
Ember Earther Builders supports Kovan and Upper Serangoon homeowners with clarity-first planning for renovation, A&A, and rebuild works.
FAQ
Is staged A&A common in Kovan landed homes?
Yes. Many owners choose phased renovation to manage cashflow and disruption.
Is staged renovation more expensive in the long run?
It can be, if not planned holistically from the start.
Can I live in the house while doing staged A&A?
Often yes, but sequencing and safety must be carefully planned.
Related
