Stars Of Kovan
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. 12 units are currently listed for sale or rent. ACRA records 30 live company registrations at this address.
What are the key facts about Stars Of Kovan?
- 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
- Transactions on record
- 9 (records start 1995)
- Live listings
- 12
- ACRA registrations
- 30
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?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 3.0
What has Stars Of Kovan sold for?
| 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 | $5,185 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Stars Of Kovan?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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?
For sale (3)
- Stars of Kovan2 agentsS$4.20M · 603 sqft
- Stars of Kovan2 agentsS$3.88M · 517 sqft
- Stars of KovanS$95.00M · 22,638 sqft
For rent (9)
- 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$6k/mo · 517 sqft
What is near Stars Of Kovan?
Getting around
- Kovan MRT279 m · ~4 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Stars Of Kovan?
- Live registrations
- 30
- Registered last 3 years
- 15
- Most common type
- Local Company
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.
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.
The facts are here — now get the verdict on Stars Of Kovan.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Stars Of Kovan.