CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYLeaseholdDistrict 19 · Hougang

Stars Of Kovan

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2022

Quick Summary

Stars Of Kovan is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 88 years remaining. 9 transactions are on record since 1995, most recently in Aug 2022. 14 units are currently listed for sale or rent. ACRA records 24 live company registrations at this address.

The facts are here — now get the verdict on Stars Of Kovan.

Ask PropKaki

What are the key facts about Stars Of Kovan?

Key takeawayStars Of Kovan is a commercial building in District 19 · Hougang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 988 Upper Serangoon Road
Land area: 10,097 sqm
Completed: Not on record
Storeys: Not on record
Developer: Kovan Treasure Pte. Ltd. (per CommercialGuru)
Strata lots (whole development, MCST): 442
Managing agent: PREMIER PROPERTY CONSULTANCY PTE LTD
Strata formed: 2021
Submarket: Suburban
Units with a recorded sale: At least 8
Transactions on record: 9 (records start 1995)
Live listings: 14
ACRA registrations: 24

What are the specs at Stars Of Kovan?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 30A or 40A 3-phase (varies by unit); Source: the developer's sales brochure
Facilities: canteen / food outlets, car park, drop-off point; Source: CommercialGuru

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Stars Of Kovan?

Key takeawayWe hold the developer's sales-brochure floor plans for Stars Of Kovan — 31 plans, linked to 6 of the 9 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

Shop #01-01
Shop #01-02
Shop #01-03
Shop #01-04
Shop #01-07
Shop #01-09
Shop #01-10
Shop #01-11
Shop #01-13
Shop #01-15
Shop #01-17
Shop #01-18
and 19 more

Shop units with a plan: 6 · 215 sq ft – 603 sq ft (recorded sales)

Source: developer's sales brochure.

About Stars Of Kovan

Stars Of Kovan is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534733.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is leasehold, with about 88 years remaining on the lease. It occupies roughly 10,097 sqm of land with about 33,071 sqm of gross floor area.

9 transactions have been recorded here, at a median of S$5,412 psf. The most recent was in August 2022.

30 businesses are currently registered at this address with ACRA.

The nearest MRT is Kovan MRT, 278 m away (about a 4-minute walk). The closest bus stop (Glad Tidings Ch) is 87 m away (about a 1-minute walk).

What is Stars Of Kovan zoned as?

Key takeawayStars Of Kovan sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Stars Of Kovan sold for?

Key takeaway9 transactions are on record since 1995, most recently in Aug 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2022	Retail	S$88.00M	47,728 sqft	$1,844
Mar 2019	Retail	S$1.77M	312 sqft	$5,670
Sept 2018	Retail	S$1.98M	420 sqft	$4,718
Aug 2018	Retail	S$3.32M	517 sqft	$6,424
Mar 2017	Retail	S$2.56M	474 sqft	$5,412
Jan 2017	Retail	S$4.12M	603 sqft	$6,832
Dec 2016	Retail	S$1.41M	280 sqft	$5,035
Jun 2016	Retail	S$1.18M	215 sqft	$5,463
May 2016	Retail	S$1.12M	215 sqft	$5,185

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Stars Of Kovan rent for?

Key takeawayNo rent is published for Stars Of Kovan itself. On its street, Upper Serangoon Road, retail space rented at a median of $7.78 psf a month in 2026Q3, with the middle half of leases between $4.87 and $9.96. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$4.87

$52.47 psm

Median

$7.78

$83.77 psm

75th pct

$9.96

$107.18 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $116.13 psm2026Q3 · $83.77 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$3.60

$38.75 psm

Median

$3.76

$40.50 psm

75th pct

$4.16

$44.80 psm

S$ per sq ft per month · median -41.1% on a year earlier

2022Q4 · $29.52 psm2026Q3 · $40.50 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 19 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Stars Of Kovan

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Stars Of Kovan

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 10 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Stars Of Kovan?

Key takeawayURA has approved 30 changes of use at Stars Of Kovan since 2000, most recently in 2026, and refused 6. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

11 Jun 2026ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (beauty salon) at stars of kovan
12 May 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at stars of kovan
7 May 2026ApprovedFloor 1
Change of use to gym / fitness centre
Proposed change of use of unit #01-XX to gym / fitness centre at stars of kovan
7 Apr 2026ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre at stars of kovan
20 Mar 2026RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX, #01-XX and #01-XX as massage establishment
19 Dec 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
27 Nov 2025ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
17 Nov 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
17 Oct 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
18 Nov 2024ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre
15 Nov 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
4 Sept 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school

28 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Upper Serangoon Road price?

Key takeawayAcross 23 strata sales on Upper Serangoon Road in the last 5 years, the median is $2,071 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,071

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Stars Of Kovan?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Stars Of Kovan right now?

Key takeaway14 units are currently listed at Stars Of Kovan — 4 for sale and 10 for rent. One row per unit; several agents often market the same unit.

For sale (4)

Stars of Kovan2 agentsS$4.20M · 603 sqft
Stars of KovanS$90.00M · 22,638 sqft
Stars of KovanS$3.28M · 474 sqft
Stars of Kovan2 agentsS$1.68M · 312 sqft

For rent (10)

Stars of KovanS$6k/mo · 420 sqft
Stars of Kovan2 agentsS$8k/mo · 602 sqft
Stars of KovanS$13k/mo · 810 sqft
Stars of KovanS$10k/mo · 592 sqft

Browse every listing at this building →

What is near Stars Of Kovan?

Key takeawayThe nearest MRT/LRT is Kovan MRT, about 279 m away — and 3 competing retail premisess operate nearby.

Getting around

Kovan MRT279 m · ~4 min

Amenities nearby

DR+ Medical & Paincare Hougang · 48 mPlace Of Worship · 61 mGlad Tidings Ch · 87 mEducational Institution · 238 mKovan MRT Exit C · 253 mPaya Lebar Kovan Community Club · 443 mHougang Polyclinic · 958 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Kovan Market & Food Centre · 295 mHeartland Mall Kovan · 313 mCold Storage Singapore (1983) Pte Ltd · 313 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Stars Of Kovan

Key takeawayThe nearest station is Kovan (NE13), 253 m away — a busy station, with about 48,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 60% of retail buildings

nearest MRT/LRT Kovan (NE13) 253 m, about 48,000 taps a weekday; bus stops within 400 m: 11, about 33,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 55,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Kovan (NE13)253 m · about 48,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Stars Of Kovan. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 33,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Simon Rd Service Rd (URA)160 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Upp Serangoon Rd (URA)194 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Blk 211-212 Hougang Street 21 (HDB)218 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 73 car lots
Blk 208-210 Hougang Street 21 (HDB)285 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 123 car lots
Blk 373A Hougang Street 31 (HDB)327 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,020 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Simon Road-Kovan Road Area, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Stars Of Kovan's own car park, if it has one, and its charges are not in the open data.

Who's registered at Stars Of Kovan?

Key takeaway24 live companies (and LLPs and branches; sole proprietors are not counted) list Stars Of Kovan as their registered address. These are registered businesses, not who occupies the space.

Education
8
Other services
7
Health and social services
5
Wholesale and retail trade
2
Financial and insurance
1
Administrative and support services
1
Manufacturing
0
Accommodation and food services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about Stars Of Kovan

Where is Stars Of Kovan?⌄

Stars Of Kovan is at 988 Upper Serangoon Road, Singapore 534733, in the Hougang planning area.

What is Stars Of Kovan zoned as?⌄

Stars Of Kovan sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Stars Of Kovan?⌄

Stars Of Kovan is leasehold. About 88 years remain on the lease.

What have units at Stars Of Kovan sold for?⌄

Across 9 recorded transactions, the median price is S$5,412 psf. The latest was in August 2022.

What is the nearest MRT station to Stars Of Kovan?⌄

Kovan MRT is the closest, 278 m away (about a 4-minute walk).

How many businesses are registered at Stars Of Kovan?⌄

30 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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This development is also registered as the residential project Stars Of Kovan.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Developer: as CommercialGuru names it, not checked against an official record.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.