Stars Of Kovan
How many 99-year leasehold projects in District 19 let you walk to your morning kopi, your evening grocer, and a North-East Line MRT station without stepping off the same parcel of land? At Stars of Kovan, the answer is the rare integrated mixed-use spine that bundles 390 residential units atop 46 strata commercial units on top of Kovan MRT — a five-minute covered walk that closes the gap to the city in roughly 20 minutes on the NEL (as of 2026-05).
What makes Stars of Kovan distinctive is not any one feature in isolation but the stack: a 2018-TOP 99-leasehold (commencing 2015) integrated mixed-use development sitting on the Kovan NEL precinct with its own street-level F&B and retail podium, next door to Heartland Mall, in a corner of D19 that has historically traded as upgrader-fringe rather than prime. Average PSF cleared at S$1,907 across 43 transactions in 2024 through May 2026, with the most recent print at S$1,935 PSF in May 2026 — a rolling step-up from the S$1,667 PSF average in 2021 that reflects the maturing integrated-precinct premium. The freehold versus 99-year leasehold framework is the right lens for buyers asking whether 89 years of remaining lease on an integrated mixed-use parcel beats a freehold address in a non-integrated D19 pocket. Below: the integrated-precinct case, the 390-unit boutique-scale constraints, and the six buyer profiles for whom Stars of Kovan becomes a sensible bet rather than a convenience purchase.
Overview & Key Facts
Stars of Kovan is a mixed-use development along Upper Serangoon Road in District 19, sitting directly above the Kovan heartland precinct. Completed in 2017 under a 99-year lease from 2015, it comprises 390 residential units across two 22-storey towers, with a commercial podium of retail and F&B outlets at ground level. The developer, Cheung Kong Holdings (now CK Asset Holdings, the Li Ka-shing flagship), delivered a development that integrates daily convenience into its DNA — a genuine live-work-eat proposition rather than the afterthought retail you see in many mixed-use projects.
At an average PSF of around S$1,907 based on recent transactions, Stars of Kovan occupies a mid-range position in the District 19 resale market — comfortably below new-launch pricing but reflecting its genuine locational strengths. The development’s 88 years of remaining lease provides a comfortable runway for both owner-occupiers and investors. With 534 rental transactions on record and a gross yield around 3.15%, the rental market here is active and well-established.
What sets Stars of Kovan apart from the many competing developments in the Kovan-Hougang corridor is the rare combination of MRT adjacency (Kovan MRT is just 270 metres away) and an embedded retail ecosystem that means residents genuinely do not need to leave the development for daily essentials. The Kovan heartland food scene — one of the better-regarded hawker and kopitiam precincts in the north-east — is literally at the doorstep.
Location & Connectivity
Stars of Kovan’s location card is straightforward and strong: Kovan MRT station on the North-East Line is approximately 270 metres away — a comfortable three-minute walk that genuinely works in Singapore’s climate. This is not the aspirational “close to MRT” that many developments claim; it is a daily-use reality. From Kovan, the NEL runs directly to Dhoby Ghaut (6 stops), HarbourFront, and Clarke Quay, making it a viable commute for CBD workers.
For drivers, the development benefits from Upper Serangoon Road’s connectivity to the CTE and KPE. Orchard Road is roughly 15 minutes in off-peak conditions via CTE. The airport is about 20 minutes via KPE. Paya Lebar, with its growing commercial hub, is under 10 minutes by car.
The Kovan precinct itself is one of the north-east’s most self-sufficient neighbourhoods. Kovan Heartland Mall is within walking distance, and the broader Kovan food scene — anchored by Kovan 209 Market and Food Centre plus a dense cluster of coffeeshops and casual eateries along Upper Serangoon Road — gives residents an everyday food variety that rivals many central locations. NEX Mall at Serangoon interchange is one MRT stop away for larger retail needs.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Gabriel's Primary School | primary | Within 1 km |
| Hougang Secondary School | secondary | Within 1 km |
| Holy Innocents' Primary School | primary | Within 1 km |
| Holy Innocents' High School | secondary | Within 1 km |
| Hougang Primary School | primary | Within 1 km |
| Montfort Secondary School | secondary | Within 1 km |
| Montfort Junior School | primary | Within 1 km |
| Xinmin Primary School | primary | Within 1 km |
Facilities
Stars of Kovan is a 390-unit development, and the facilities reflect that mid-size footprint — competent rather than extravagant. The standard amenities are present: a swimming pool, wading pool, gymnasium, BBQ pavilions, function room, and a landscaped sky terrace. The sky terrace on the upper floors offers views across the low-rise Kovan landed enclave, which is a pleasant touch.
Where the development compensates for a more modest facilities deck is through its mixed-use retail podium. The ground-floor commercial units house a mix of F&B outlets, convenience retail, and service shops — effectively functioning as an extension of the Kovan heartland shophouse row. For residents, this means a morning coffee, a quick dinner, or a grocery run without ever leaving the building. In practice, this everyday convenience substitutes for the resort-style amenity count that larger developments use as selling points.
The practical trade-off is clear: if you want a 50-metre lap pool, an air-conditioned gym the size of a commercial fitness centre, or a dozen themed gardens, Stars of Kovan is not the development for you. But if you value the ability to walk downstairs for a meal at 10pm or grab essentials without a five-minute drive, the mixed-use format delivers daily utility that a tennis court used twice a year simply does not.
Unit Sizes & Layout
The 390 units at Stars of Kovan are distributed across the typical new-build mix: 1-bedroom, 2-bedroom, 3-bedroom, and penthouse configurations. Unit sizes follow the post-2015 compact template, which means buyers coming from older developments may find the floor areas tighter than expected. This is the norm for mixed-use developments of this era — efficient layouts that prioritise functional space over raw square footage.
The two-tower configuration means most units benefit from either the Upper Serangoon Road frontage (urban views, some road noise on lower floors) or the rear-facing orientation toward the Kovan landed estate. Rear-facing stacks are generally preferred for the quieter environment and the low-rise roofline views that are protected by the landed conservation area. Upper-floor units on these stacks command a premium for good reason.
Finishing quality is consistent with a Hong Kong-developer approach: functional, clean, and reasonably durable, though not luxury-grade. CK Asset developments tend toward practical rather than showy interiors. Most owners will want to personalise kitchens and bathrooms but will not face the urgent renovation needs that some older resale developments present.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 19 | $1,736 | $883,116 |
| 2 BR | 73 | $1,798 | $1,366,527 |
| 3 BR | 20 | $1,849 | $1,785,639 |
Pricing & Market Position
Based on 112 recorded transactions, sale prices range from $835,000 to $2,000,000, averaging $1,359,361 (~$1,920 psf).
Rents range from $2,050 to $8,000 per month across 539 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 16.2% (from $1,667 to $1,937 psf).
Neighbourhood Comparison
In the Kovan-Hougang corridor, Stars of Kovan competes primarily with Florence Residences and the newly launched Chuan Park. Florence Residences (S$1,743 psf) offers a newer lease from 2018, a larger 1,410-unit development with more extensive facilities, and a Hougang address — but sits further from MRT and lacks the mixed-use retail convenience. It is the value play for buyers who prioritise facilities and freshness over MRT walkability.
Chuan Park (S$2,596 psf) is the premium new-launch option with a fresh 99-year lease and Lorong Chuan MRT adjacency on the Circle Line. The 37% PSF premium over Stars of Kovan reflects the new-launch premium, fresh lease, and Circle Line access. For buyers weighing the two, the question is whether the newer lease and facilities justify paying S$700+ more per square foot.
Against older competitors like The Scala and Kovan Residences, Stars of Kovan holds its own through the mixed-use format and relatively modern build. The development occupies a specific niche: buyers who want MRT adjacency, daily convenience, and a reasonable entry price without paying new-launch premiums. It is not the cheapest option, not the newest, and not the most impressive on facilities — but it may be the most practical for a specific buyer profile.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STARS OF KOVAN | 99 yrs lease commencing from 2015 | — | 390 | $1,920 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates STARS OF KOVAN across multiple dimensions.
What Residents Say
“Location is the biggest selling point. Kovan MRT is literally a few minutes’ walk and you have everything you need downstairs — food, convenience store, clinic. Very practical for daily living.”
— Owner review via PropertyGuru
“We chose this place because of St Gabriel’s Primary being next door. During P1 registration, the proximity was unbeatable. The Kovan food scene is a bonus — we eat out most nights.”
— Resident feedback via EdgeProp
“Facilities are basic compared to larger condos. Pool is small for 390 units. But honestly, we use the shops downstairs more than the pool. Mixed-use works for us.”
— Resident review via PropertyGuru
The resident feedback pattern is consistent: the location and convenience factors are universally praised, while facilities draw mixed reactions. Owners who came from larger developments sometimes find the amenity count underwhelming, but those who chose Stars of Kovan specifically for its mixed-use convenience tend to be highly satisfied. The school proximity factor comes up repeatedly among family buyers, with St Gabriel’s Primary’s 30-metre distance described as a decisive factor in multiple purchase accounts.
1. True integrated mixed-use on the Kovan NEL precinct (as of 2026-05). Stars of Kovan is one of a small cohort of 2010s-era developments that combines residential, strata commercial and direct-MRT proximity on a single parcel along Upper Serangoon Road. The 46 commercial units at the street podium — F&B, clinics, services — mean residents transact their daily errands without leaving the development; the five-minute covered walk to Kovan MRT on the North-East Line puts District 12 (Toa Payoh / Balestier) two stops away and the CBD around 20 minutes door-to-door. Verify the practical morning-peak commute to your own workplace via the island-wide commute heatmap before pricing in the convenience premium.
2. Adjacency to Heartland Mall amplifies the precinct (as of 2026). The next-door Heartland Mall adds a full mid-sized retail anchor (NTUC FairPrice, food court, services, banking) that Stars of Kovan's own 46-unit podium cannot replicate at scale. Residents effectively gain two layers of retail — on-site F&B and convenience plus mall-grade groceries and amenities — without crossing a major road. Few non-integrated D19 condos within the Kovan / Hougang corridor sit this close to a heartland mall, and the rental thesis for one- and two-bedders reflects the resulting tenant appetite. Compare against neighbouring projects via the side-by-side property comparator to see how the Heartland Mall adjacency translates into rental pricing.
3. Strong PSF momentum into 2026 (as of 2026-05). The data tells the integrated-precinct story plainly: average PSF moved from S$1,667 in 2021 to S$1,721 in 2022, S$1,804 in 2023, S$1,889 in 2024, S$1,909 in 2025 and S$1,937 across nine transactions in 2026 year-to-date — a five-year compound trajectory of roughly 3.0–3.5% per annum on the average. The May 2026 prints clustered at S$1,935 PSF against the early-2024 low of S$1,651. Stress-test your own absolute-dollar exposure via the monthly repayment calculator against a typical S$1.4–1.5M two-bedder quantum before assuming the trajectory continues.
4. Rental yield mechanics are competitive within D19 (as of 2026-05). Rental transactions over the 2024–2026 window cluster at S$3,161/month average for one-bedders (81 leases at S$5.75 PSF) and S$3,893/month for two-bedders (125 leases at S$5.18 PSF) — the integrated-precinct and Kovan-MRT positioning supports a rental tenant pool deeper than non-integrated D19 stock typically commands. Three-bedders are thinner (13 leases at an average S$4,723/month) but reflect a different tenant profile. Quantify your own rental-yield outcome against actual purchase quantum via the ROI and rental yield calculator, and corroborate the D19 yield context via the island rental-yield heatmap.
5. North-East Line connectivity to multiple upgrade trajectories (as of 2026). Kovan MRT is one stop from Serangoon MRT interchange (NEL / Circle Line) and one stop from Hougang MRT with Cross-Island Line interchange under construction. That means current residents are one stop from a Circle Line interchange (NEX shopping, Serangoon Gardens) and a forthcoming Cross-Island Line node — a connectivity profile that compounds the integrated-precinct case over the next 5–10 years rather than depreciating with it. Track the upcoming infrastructure tailwind via the MRT proximity premium insight page and the URA Master Plan map for upcoming zoning shifts in the Kovan / Hougang corridor.
1. 99-year leasehold (commencing 2015) means lease decay is now in the headline (as of 2026-05). With the lease commencing in 2015, Stars of Kovan has approximately 89 years remaining as of 2026 — still comfortably above the 60-year CPF-usage threshold, but every additional year of hold compresses the gap to material lease-decay valuation effects. For a buyer underwriting a 30-year hold, exit happens at year-89-minus-30 = roughly 59 years remaining lease, which is exactly where CPF usage starts being capped and buyer pools narrow. Quantify the impact on your specific holding period via the lease decay calculator and benchmark against alternatives in the 99-year leasehold condo guide.
2. 390 units is boutique scale — thin secondary liquidity (as of 2026-05). At 390 residential units, Stars of Kovan is meaningfully smaller than the 600–1,000-unit mega-projects that dominate D19's recent launch supply. With 43 sales transactions over 2024 to May 2026 — roughly 11% of inventory turning over per 28-month window — secondary-market liquidity is decent but not deep. Buyers wanting easy exit optionality or quick price-discovery comparables in any given quarter face a thinner pool than a comparable 800-unit project would provide. The same boutique scale also constrains amenity diversification — one lap pool, one gym, one clubhouse rather than the multi-deck amenity stack of mega-developments. Cross-reference unit-level liquidity via the district price heatmap and the project's own price-trend history.
3. Three-bedroom value proposition is the weakest segment (as of 2026). Independent reviewer consensus and rental data converge on the same point: at Stars of Kovan, the two-bedroom layouts present the strongest combination of efficient floorplate, rental yield and resale liquidity, while three-bedders face stiffer competition from non-integrated D19 freehold and 99-LH alternatives offering meaningfully more sqft at comparable absolute quantum. Three-bedroom rental volume (13 leases over 2024–2026) is materially thinner than the 125-lease two-bedder pool, signalling a more constrained tenant universe at the larger format. Validate the unit-mix economics for your target bedroom count via the total-cost-of-ownership calculator before committing.
4. Integrated mixed-use creates real but boundary-line trade-offs (as of 2026). The same retail podium that delivers convenience also concentrates foot traffic, F&B grease-trap and refuse logistics, late-evening noise, and parking-bay competition near the residential lobby. Lower-floor units along the Upper Serangoon Road frontage carry the most exposure to traffic noise and commercial-podium externalities; mid-to-high floor units on quieter elevations face less of it. The strata commercial component also means MCST budgeting and management decisions involve commercial-unit owners whose interests do not perfectly align with residential owners — a structural feature of every integrated mixed-use project, not a Stars-of-Kovan-specific defect. Walk the development at peak hours (Friday evening, Saturday lunch) before viewing any specific unit.
[
{
"persona": "Young couple wanting MRT-on-doorstep + walkable daily life",
"fit_color": "green",
"reason": "A two-bedder at Stars of Kovan delivers the rare combination of NEL station within a five-minute covered walk, on-site F&B and retail podium, and Heartland Mall next door — a daily-life convenience stack that very few non-integrated D19 condos at this quantum can replicate. Average two-bedder rental of S$3,893/month (as of 2024–2026) signals deep tenant interest in exactly this profile, which protects rentability if life circumstances change. Quantify your own affordability and rental scenarios via the <a href=\"/calculator/affordability\">affordability calculator</a>."
},
{
"persona": "Investor seeking high-traffic integrated-precinct yield",
"fit_color": "green",
"reason": "One-bedder rentals cluster at S$3,161/month average across 81 leases (2024–2026) at S$5.75 PSF — tight occupancy and pricing power driven by the Kovan MRT plus Heartland Mall plus integrated-podium combination. Against the project's mid-S$1.0–1.2M one-bedder quantum and ABSD-adjusted financing assumptions, the gross-yield math works for investors specifically targeting integrated mixed-use stock on the NEL spine. Stress-test the cash flow against your tax bracket and financing cost via the <a href=\"/calculator/roi\">rental yield calculator</a>."
},
{
"persona": "Upgrader from a Hougang or Kovan HDB four-room",
"fit_color": "green",
"reason": "Households upgrading from Hougang or Kovan-area HDB stock gain materially shorter daily commutes (NEL on-platform versus bus-feeder), an integrated retail podium replacing the typical HDB-coffeeshop loop, and a 89-year lease runway that still satisfies typical 25–30-year mortgage horizons. The <a href=\"/blog/hdb-town-profile-hougang\">Hougang HDB resale profile</a> provides a useful baseline for upgrade quantum comparison; confirm your <a href=\"/calculator/total-cost\">total cost of ownership</a> versus a HDB-stay alternative before committing."
},
{
"persona": "Foreign professional renter or rent-to-own buyer",
"fit_color": "green",
"reason": "Foreign professionals weighting MRT proximity and integrated lifestyle convenience over absolute prime-district address gain a workable D19 base at quantum 30–40% below comparable integrated mixed-use stock in prime D9/D10/D15. The integrated podium plus Heartland Mall adjacency reduces the typical expat-renter friction (transport, groceries, F&B optionality) more than non-integrated D19 alternatives. Confirm any ABSD obligations via the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a>."
},
{
"persona": "Lease-decay-sensitive long-horizon buyer (30+ year hold)",
"fit_color": "amber",
"reason": "With approximately 89 years remaining lease (as of 2026-05), a 30-year hold takes the property to roughly 59 years remaining at exit — the inflection point where CPF usage gets capped and buyer pools narrow. Buyers explicitly underwriting a generational hold or planning equity withdrawal beyond year 25 should run the <a href=\"/calculator/lease-decay\">lease decay calculator</a> against the specific exit year, and compare against a freehold alternative in the same district before treating the integrated-precinct premium as sufficient compensation."
},
{
"persona": "Three-bedroom family buyer optimising for unit size and yield",
"fit_color": "red",
"reason": "Three-bedroom layouts at Stars of Kovan face stiffer competition from non-integrated D19 alternatives offering meaningfully more square footage at comparable absolute quantum, and the rental tenant pool for three-bedders (13 leases over 28 months) is materially thinner than the 125-lease two-bedder pool. Families optimising for usable interior space and three-bedder-specific rental yield should benchmark against the broader D19 inventory via the <a href=\"/maps/price-heatmap\">district price heatmap</a> before committing, and treat the integrated-precinct convenience as a secondary rather than primary decision driver."
}
]
Stars of Kovan is the textbook 2010s-era integrated mixed-use thesis executed at boutique scale in District 19. The combination of on-platform Kovan NEL access, an on-site F&B and retail podium, the Heartland Mall adjacency next door, and the upcoming Cross-Island Line interchange at neighbouring Hougang MRT compounds into a daily-life convenience stack that very few non-integrated D19 99-leasehold projects can replicate at comparable quantum (as of 2026-05). The S$1,907 PSF average across 43 sales transactions over 2024 to May 2026 — with the trajectory carrying from S$1,667 in 2021 to S$1,937 in 2026 year-to-date — reflects the market progressively pricing in the integrated-precinct premium.
The verdict turns on unit type. For one- and two-bedroom buyers, particularly investors and young couples targeting the integrated-precinct rental thesis, Stars of Kovan ranks among the better D19 integrated-mixed-use entries at this quantum and warrants serious shortlisting. For three-bedroom family buyers, the value gap to non-integrated alternatives offering more square footage at comparable quantum is real enough that the convenience premium does not always justify itself — confirm via the side-by-side comparator against specific D19 three-bedder alternatives before committing.
On hold horizon, the practical suggestion is 8–15 years for one- and two-bedder buyers (capturing the integrated-precinct yield plus the Cross-Island Line completion catalyst at Hougang) and caution beyond 20 years for any unit type given the 99-leasehold structure — the lease-decay inflection at year-89-minus-30 is too close to underwrite a multi-generation hold without explicit lease-decay modelling. Anchor every offer to a current monthly repayment and total-cost-of-ownership run, and verify the live D19 PSF context via the district price heatmap rather than launch-era marketing comparables.
Sources & References
Frequently Asked Questions
How far is Stars of Kovan from the nearest MRT station?
What schools are near Stars of Kovan?
What is the average PSF price at Stars of Kovan in 2026?
How many years are left on the Stars of Kovan lease?
How does Stars of Kovan compare to Chuan Park and Florence Residences?
Is the integrated mixed-use podium a positive or negative for residents?
Both, depending on unit and floor selection. The on-site F&B and retail podium plus Heartland Mall adjacency materially improve daily convenience — groceries, dining, services without crossing a major road — which is why one- and two-bedder rental demand prices in a premium. The trade-offs are real on lower floors along the Upper Serangoon Road frontage: traffic noise, F&B refuse logistics, late-evening footfall and parking-bay competition near the residential lobby. Mid-to-high floor units on quieter elevations face less of this. Walk the development at peak hours (Friday evening, Saturday lunch) before viewing any specific stack.