Stars of Kovan is the Kovan town centre in condominium form, 390 homes in five blocks of up to 17 storeys rising off a retail frontage on Upper Serangoon Road. Two facts carry the case: about 300m to Kovan MRT, and the lowest entry ticket in this cluster. Kovan Treasure Pte Ltd, part of CK Holdings, completed it in 2019.
Kovan station (NE13) is about 300m on foot, roughly four minutes, and the North East Line runs to Serangoon interchange one stop out then on to Dhoby Ghaut and HarbourFront without a transfer. The wet market and hawker centre, Heartland Mall and the bus network sit inside the same walk. Hougang station, one stop north, becomes a Cross Island Line interchange around 2030.
Families get two priority options from one address. Holy Innocents’ Primary School and Xinghua Primary School both fall inside the 1km radius that decides ballot priority under P1 registration, and our 2026 Primary One registration guide sets the phases out in order. Our District 19 primary schools guide ranks the wider cluster. The estate spans ten addresses, so measure your shortlisted block with the school’s own checker first.
The estate is compact by design. 390 units sit on a 10,097 sqm site at a plot ratio of 3, with 90 one-bedders from 506 sqft, 241 two-bedders from 732 to 807 sqft, 59 three-bedders from 947 to 1,023 sqft, and a small line of 1,830 sqft terrace units. Nearly 85 percent of the stock is one and two-bedroom, and parking runs one lot per home.
Tenure is 99 years from 25 February 2015, so roughly 88 years remain today, a fresher clock than most leasehold stock along this stretch of Upper Serangoon Road. Stars of Kovan has traded on the resale market since 2019, so the record below is real rather than a launch price list.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 90 | 506 - 517 | 23.08% | ||
| 2 Bedroom | 240 | 732 - 807 | 61.54% | ||
| 3 Bedroom | 60 | 947 - 1,023 | 15.38% | ||
| Overall | 390 | 506 - 1,023 |
CK Asset Holdings, formed in 2015 from Cheung Kong Holdings, brings decades of delivery experience and a strong balance sheet to Singapore buyers. Its local track record spans luxury and large-scale joint ventures, including Perfect Ten (2021, freehold), Stars of Kovan (2019), and participation in landmark CBD projects such as Marina Bay Residences and One Raffles Quay.
Recent regional launches include Blue Coast in Wong Chuk Hang (2024) and The Coast Line I & II in Yau Tong (2023). The group’s breadth across hotels, property management, commercial investments, and REITs—alongside stakes in infrastructure, utilities, and Greene King—provides recurring income and resilience. Buyers benefit from disciplined execution, reliable completion, and long-term financial stability.
Stars of Kovan trades floor area for convenience, deliberately. The homes are small and the site is tight, and in exchange a household lives four minutes from a train, a wet market and a mall without needing a car. That one trade explains the pricing, the tenant demand and the turnover rate.
The structure comes before the numbers. Stars of Kovan carries a high psf for District 19 and the lowest entry ticket in its own cluster at the same time, because the homes are small. A buyer with a million dollars can own a one-bedroom home 300 metres from a station here, which is not true at most addresses on this line.
As of July 2026, the last sixty caveats ran $1,650 to $2,052 psf with a median around $1,896 psf. The twelve months to July 2026 held 22 transactions at $1,834 to $2,041 psf, median $1,950 psf. The band tightened as it rose, which is what a settled market looks like.
The neighbour set frames the exit. Kovan Residences brings 521 units from 2011 at 0.29km and Kovan Regency 378 units from 2015 at 0.34km. The Tembusu holds 337 freehold units from 2016 at 0.25km, and The Florence Residences is the heavyweight at 1,410 units from 2023, so a seller here will regularly be listing against one of its units. The Minton at 1,145 units and Parc Vera at 452 are the space-first alternatives, while Rio Vista trades near $1,217 psf for layouts twice the size further from the rail.
District-wide the range is wide: Compass Heights anchors the value end near $806 psf, Botanique at Bartley tops it near $2,420 psf, and Bartley Residences with Bartley Vue show what a younger lease asks in the Circle Line pocket.
One technical note before comparing. This estate predates GFA harmonisation, so its strata areas still include the aircon ledges and bay windows the newer rulebook leaves out. A psf gap against a post-harmonisation launch is not a like-for-like square foot gap.
Weighing an entry at these levels? The road-facing stacks and the internal ones are a different product at the same headline price. Speak to us before you offer and we will pull the latest transactions for the stack you are eyeing, honest advice, no pressure. WhatsApp us.
The ladder is short and deliberate. 506 to 517 sqft for one-bedders, 732 to 807 sqft for two, 947 to 1,023 sqft for three, then a jump to a handful of 1,830 sqft terrace units with their own multi-storey layouts and private entrances. That format is almost never found inside a condominium at this price point in Kovan.
Price the Stars of Kovan ladder at the July 2026 median and it reads plainly. The 506 sqft one-bedder lands between about $960,000 and $990,000, rising to roughly $1.01m at 517 sqft. Two-bedders run about $1.39m to $1.43m, reaching $1.57m at 807 sqft. Three-bedders sit between $1.8m and $2m. That is arithmetic on the caveat record, not quotes.
The live prints track it. A 732 sqft two-bedder cleared $2,029 psf for $1.485m in July 2026, a 506 sqft one-bedder went at $1,869 psf for $945,888 in May 2026, and a 980 sqft penthouse format at $2,041 psf for $2m in March 2026. Entry across the longer band has run from about $835,000 for a one-bedder. The terrace line works out near $3.4m to $3.5m at the estate median, though they trade too rarely for the record to price them precisely.
Facilities are modest by District 19 standards and we would rather say so than dress it up. A plot ratio of 3 puts the density into height rather than grounds, so at Stars of Kovan the amenity you buy sits outside the gate instead of inside it. Our analysis of what ten years of data reveal about buyer demand by unit type covers why compact formats at station-front addresses behave differently from family stock.
Read the pocket first, the district second. This address sits in the Lor Ah Soo subzone, eleven private developments and about 2,505 homes between them. The Minton alone holds 1,145 of those, so close to half the subzone is one large family estate rather than competition for a compact station-front unit, and nothing private is currently under construction here.
The wider Hougang planning area runs 135 private developments and about 17,982 homes, 27 completed in 2016 or later. The only committed addition after 2026 is the Hougang Central government land sale site, about 835 units around 2030, in a different subzone. The URA Master Plan shows that build-out under way, with the Paya Lebar Airbase relocation behind it.
Set that against demand. Hougang town carries about 59,942 HDB flats across 605 blocks, and 44,200 are four-room or larger, the types upgraders sell from. That is a deep pool pointed at a subzone of 2,505 private homes, and our District 19 upgrading checklist walks the move through step by step.
Two checks belong in any offer. The lease runs from February 2015, leaving about 88 years, and our guide to 99-year versus freehold sets out how that clock shapes a holding period. Liquidity is the strong suit: 113 caveats from August 2021 to July 2026 against 390 units, roughly 5.8 percent turning over each year, the highest rate in the cluster, running 12, 29, 23, 18, 16, and 15 by July 2026.
Rental yields have run near 3.4 percent, fed by the Tai Seng and Paya Lebar employment belts, and about 82 percent of owners on record are Singaporean. Our rental yields guide sets out the maths after maintenance and vacancy, our Kovan condo guide covers how the precinct splits between station-front addresses and the quieter pockets behind, and our study of how the Cross Island Line will move property prices explains why 2030 matters here.
Stars of Kovan suits singles and couples who want a lock-up-and-go home beside a station and a food belt, investors buying the smallest workable ticket on the North East Line, and parents targeting Xinghua or Holy Innocents’ who do not need large floor area.
Your eventual buyer matters as much as you do, and the pool here is deep. Nearly six percent of the estate changes hands each year, so an owner listing is not waiting on a rare buyer. Renters see the strongest version of Stars of Kovan, a seven-year-old building 300 metres from the platform with the market and the mall in the same walk.
Fit matters in the other direction too. A family wanting a proper three or four-bedroom home will do better at The Minton or Kovan Residences, which give more space per dollar. Buyers who want quiet should look at the pockets set back from the main road, because this estate fronts Upper Serangoon Road and noise varies stack by stack. A town-centre building also works its common areas harder, so walk them at two different hours.
Thinking about Stars of Kovan? On layouts this compact, stack and facing move the price more than the listing headline does. Before you shortlist, speak to us. We will pull the latest transactions, check the stack you are considering and give you an honest read, no pressure either way. WhatsApp us.
Stars of Kovan has 5 blocks of 17 storeys.
Stars of Kovan rises 17 storeys across 5 blocks.
Stars of Kovan has 390 residential units.
Stars of Kovan offers 1 Bedroom (506 to 517 sqft), 2 Bedroom (732 to 807 sqft), 3 Bedroom (947 to 1,023 sqft).
The floor plans we hold for Stars of Kovan are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Stars of Kovan sits on a site of about 10,097 sqm (roughly 108,700 sqft).
Stars of Kovan is 99-year leasehold (lease from Feb 2015).
No, Stars of Kovan is a 99-year leasehold development (lease from Feb 2015).
Stars of Kovan is developed by Kovan Treasure Pte Ltd (CK Holdings).
Stars of Kovan is along Upper Serangoon Road – about 300m from Kovan MRT (NE13), in the heart of the Kovan neighbourhood centre.
Stars of Kovan is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Kovan (NE13), about 300m away. Hougang (NE14), a future Cross Island Line interchange, is within 2km.
Schools within 1km of Stars of Kovan: Holy Innocents’ Primary School, Xinghua Primary School.
Primary schools within 2km of Stars of Kovan: Holy Innocents’ Primary School, Xinghua Primary School, CHIJ Our Lady of the Nativity, Hougang Primary School, Montfort Junior School, Paya Lebar Methodist Girls’ School (Primary), Punggol Primary School and Rosyth School. Of these, Holy Innocents’ Primary School and Xinghua Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Yuying Secondary School, Paya Lebar Methodist Girls’ Secondary School, Monfort Secondary School and Holy Innocents’ High School.
Shopping malls within about 2km of Stars of Kovan include Heartland Mall, Upper Serangoon Shopping Centre, Kang Kar Mall, Hougang Mall, Hougang 1 and Hougang Green Shopping Mall.
Yes – parks within about 2km of Stars of Kovan include Hougang Avenue 1 Park, Richards Avenue Park, Aroozoo Avenue Playground, Realty Park and Surin Ave Neighborhood Park.
Based on transactions in the last 12 months, PSF ranges from about $1,834 to $2,042.
Based on recent transactions, 1 Bedroom units start from about $835,000, 2 Bedrooms from about $1.28M, 3 Bedrooms from about $1.8M.
Stars of Kovan has seen average rental yields of about 3.4%, with Kovan MRT (NE13) about 300m away and the Kovan hawker and market belt at the doorstep. Its compact unit mix keeps quantums accessible and the resale market liquid. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Stars of Kovan is a good fit for school-focused families – Holy Innocents’ Primary School, Xinghua Primary School are within 1km.
Stars of Kovan is a 99-year leasehold development in District 19 by Kovan Treasure Pte Ltd (CK Holdings), comprising 390 units across 5 blocks. It obtained TOP in 2019.
Stars of Kovan obtained TOP in 2019.
Stars of Kovan is fully completed – TOP was obtained in 2019. Units are now available on the resale market.
Yes. Foreigners can buy Stars of Kovan because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Stars of Kovan is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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