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A while back, I toured the Kovan landed estate and summed it up as an area that was well-connected and bustling, but lacking a cohesive residential feel. (It felt more like a group of houses that just happened to be located near each other, due to the large number of vehicles travelling in and out of the area.)
A reader, Vincent, then left this comment: “Your walk-about is at the wrong or worse side of landed cluster of Kovan. It is quite messy at the North Kovan area. You should go to Charlton Park area…” So I decided to follow Vincent’s advice and go back to “South Kovan” for a second look and, you know what, he was right!
Landed markets are thinner and less transparent than condo markets. Good comparables can be difficult to find, and an enclave often behaves very differently from another just a few streets away.
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Join me in today’s walkabout to see how much nicer this part of Kovan is!
The area we are viewing today is around Aroozoo Park: between Block 231 Hougang (HDB estate), Jalan Pelikat, Jalan Mastuli and Hougang St. 21. I had meant to visit the Charlton Park area, to the left, but found so much to see on this end that I didn’t make it over. I guess it will have to wait for another article!
We’re starting our tour at Aroozoo Park and Aroozoo Avenue Playground, which is a huge open space. You’ll also find street parking around the Park, for your friends and family when they come to visit.
As you can see, single-white line and no shortage of parking space in the area. It was pretty easy for me to find a place to park.As shown, the playground and park are huge. They’re so sizeable, that they have their own page on the N-parks website (but with no information on the page, so don’t bother clicking through.)All 3 parks in the area – Surin Park, Aroozoo Park and Hougang Avenue 1 Park are zoned as parks on the Masterplan so for the near future, residents should still be able to enjoy greenery and open space here.
Note that there is one yellow zone (reserve site) near Surin Park, so we may see some new developments in the area someday.
The park is surrounded by houses on all sides, mostly terrace units. However, thanks to the large green space separating them, the area feels very spacious, and not as cluttered as terrace developments usually do.I saw several properties that were under construction during my tour and can totally understand why people are moving to this landed enclave. It’s definitely one of the nicer areas I’ve seen on my walkabouts.The facilities at the Aroozoo green space were relatively modest – some outdoor equipment and nothing fancy, but so much open area is a luxury in itself in land-scarce Singapore. (I write this article staring at the white wall of another block in my condo, which is just a few metres away from the tip of my nose.)There are also a few semi-Ds in the area.This road leads out of the landed enclave, onto Surin Avene and Serangoon Road (the main road in this area.)Unfortunately, wildlife seems to be an issue here, although I did not see any otters during my visit. (There is a waterway a few streets away, along Jalan Pelikat.)Some of the terrace houses around Aroozoo.This photo probably gives you a better idea of how vast the playground is. I am standing at one end, and you can see the red roofs of the houses at the other end through the trees.So sizeable, it has its own jogging track!If my memory serves, I’m walking along Jalan Mastuli here, looking towards Hougang Avenue 1. If your guests are unable to find street parking around Aroozoo, they can also park at that HDB estate. I’ll show you the car park in a bit.This is the only part of the estate where I saw the bins out in full force. (To reserve parking space.)Major rebuild dwarfing its neighbours, as you can see.I like the wooden detail on the roof terrace here!Still walking around the perimeter of Aroozoo Park.I take a turn here to explore Jalan Pelikat.That’s the waterway I mentioned earlier, with the HDB estate behind it. Looking to the left.There are bridges that help you cross the waterway to get to the HDB (where you can find a few eateries, a vet, an ice cream cafe and more.) It struck me as a great evening walk in search of food. (The area is very quiet, I visited twice and didn’t see much through traffic on either occasion.)If you squint, you can see the coffeeshop at the white block.It’s a rather lovely Park Connector. The area was so nice, that I started Googling to see if any of the HDB units were on sale.There are some terrace houses facing the HDB units, but the setback between the two is extremely wide.Walk along Jalan Pelikat and you reach this residential-commercial development, The Pelikat.There are supposed to be a few commercial units inside. However, having visited on two separate occasions, I think you’ll have more luck heading towards the HDB estate. (The Pelikat is really quiet.)No one inside, on a weekday evening. (After-work hours.)View of the HDB from The Pelikat. There were quite a few ground-floor units with access to land for gardening here. I was very envious since my own gardening is restricted to ClickandGrow (because my flat is too dark to support life.)Upside of a quiet mall – another place for your visitors to park!At the end of the room is another beautiful open space. Honestly, I couldn’t believe that I was just across the road from the previous landed estate at Kovan that I had visited! It felt like an entirely different world.
Note that this open space is zoned as a park too!Turning around and looking back at the direction which we came from.Looking back at the houses facing the HDB along Jalan Pelikat.Wandering off to explore another part of the estate.Admiring some of the properties along the way.Longer driveways mean you can park more cars.Some vintage properties along the way.A photo that illustrates how much upward room you have for your house to grow.This person REALLY likes gardening.Very impressive bougainvillea.This part of the estate seems to be where all the keen gardeners gather!We are now at the other end of Hougang Avenue 1 Park, and HDB Block 237 Hougang.Am I the only one who finds this house super long? (The one on the left.)More terrace houses along Jalan Lepas.Houses and HDB blocks facing each other.This is the other car park where your guests can park, if the parking at Jalan Pelikat is too expensive.There’s a staircase down to the car park (the houses are slightly elevated above the HDB here.)But I don’t think your guests will have issues finding street parking, really.More terraces.Very patriotic area.Old-school unit on the left. Dates back to the 70s or 80s I think?Part of the area is sloping upward, as you can see.At the junction of Jalan Songket and Jalan Samarinda is Maplebear Childcare, shown above.Some larger/wider properties along this stretch.At the end of Jalan Samarinda, we come to Surin Avenue, where we find Kovan Sports Centre and Paya Lebar Kovan Community Club.As shown, the houses are slightly elevated above the community facilities.Surin Avenue.Some interesting-looking houses.Doesn’t it look like a lovely place for a run?Large potential for house expansion here.On the right is another HDB estate. Let’s walk down and have a look.Looking back up at the houses. A sports complex next door. I could hear kids playing inside, but it wasn’t too noisy. (I couldn’t hear them from within the landed estate, only when I was standing next to the field.)And across the road are all your amenities! Kovan 209 Market and Food Centre, MacDonalds, DBS, NTUC etc.
I must say this housing estate is nice and private but within easy walking distance of all the conveniences!
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0 comments
The walkover is also partially shaded, which is nice. There’s also a bus stop with 112, 112A, 113 and 113A here.
Now that we’ve seen the amenities, let’s walk back in and have a quick look at the third park in the area: Surin Park!
Walking back in.Surin Park. As you can see, it may be even bigger than the one at Aroozoo!There were quite a few people in the park, but it wasn’t noisy. Next to the park is an HDB block, which appears to have Executive Maisonettes in it. (I may be wrong.) I found the area so liveable, that I decided to google the HDB (alas couldn’t find any EM units for sale.)Surin Park is a little fancier than the other 2, with some ball courts. According to the National Parks website, there is usually basketball equipment, but they’ve been removed for repairs.At the end of the HDB block are more houses. As shown, there’s quite a nice setback in between the two. Let’s take a walk to the other end of Surin Park.There, you can find DPS International School. I’m not familiar with it, but it has a 4.4 rating on Google, out of 440 reviews. (People interested in houses in the area may want to visit before school begins and after school ends, to see what the traffic situation is like.)
This brings us back to where we started our tour: at Aroozoo Park! How did you find the tour? I must say, I agree with Vincent. This part of Kovan is SO much nicer than the north side, so thanks for the heads-up! If anyone has any other areas they’d like us to review, do let me know in the comments!
See you again next week!
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TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog Greedygirlgourmet
3 Comments
Charltonian
Glad that you reviewed my estate. I have been living here for more than 50 years, born in the same house that I am still staying! Aroozoo Park is definitely a gem, the huge trees provide wonderful shade in the evening where all the kids in the neighborhood would gather. The only downside is really the planes landing at Paya Labar Airbase. We are directly under the flight path and can be extremely noisy. Can’t wait for them to move out! Overall, this is a very livable estate with the MRT and two markets/ food centres within walking distance.
Promenadian
The Pelikat mentioned in your article is actually called The Promenade@Pelikat.
The HDB Flat that looks like an EM, address is Hougang St 21. lt was a voting station for the recent Presidential Election.
3 Comments
Glad that you reviewed my estate. I have been living here for more than 50 years, born in the same house that I am still staying! Aroozoo Park is definitely a gem, the huge trees provide wonderful shade in the evening where all the kids in the neighborhood would gather. The only downside is really the planes landing at Paya Labar Airbase. We are directly under the flight path and can be extremely noisy. Can’t wait for them to move out! Overall, this is a very livable estate with the MRT and two markets/ food centres within walking distance.
The Pelikat mentioned in your article is actually called The Promenade@Pelikat.
The HDB Flat that looks like an EM, address is Hougang St 21. lt was a voting station for the recent Presidential Election.