District 19 · Hougang · OCR
Stars Of Kovan
Upper Serangoon Road · Apartment · 99 yrs lease commencing from 2015
Current PSF
$1,926
+24.4% vs district median
Gross yield
3.3%
median rent $3,725/mo
3-year gain
6.6%
Transactions · 5y
112
18 in last 12 months
Nearest MRT
Kovan Mrt Station · 267.633m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+217% premium
HDB median $608 psf
Area income
$8,500/mo median
mixed zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 490m · Phase 2C 0.3× · Holy Innocents' Primary School 991m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 562m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 273m - 2 hawker centres within 1km
Green
Richards Ave Pk · 561m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 298m
Health
Hougang Polyclinic (polyclinic) · 977m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,951 psf - 7% above units on floors 1–5 ($1,830 psf).
Price trend average PSF by year
2021
$1,666
2022
$1,720
+3.2%
2023
$1,804
+4.9%
2024
$1,889
+4.7%
2025
$1,909
+1.1%
2026
$1,923
+0.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $5.64 | 3.5% | 153 |
| 2BR | $3,850/mo | $5.13 | 3.2% | 218 |
| 3BR | $4,500/mo | $4.74 | 3.0% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,498,000 | 753 | $1,988 | 11-15 |
| Jun 2026 | $1,400,000 | 743 | $1,885 | 01-05 |
| May 2026 | $1,486,000 | 743 | $2,001 | 11-15 |
| May 2026 | $945,888 | 506 | $1,870 | 11-15 |
| May 2026 | $928,000 | 506 | $1,834 | 06-10 |
| Apr 2026 | $945,000 | 506 | $1,868 | 11-15 |
| Mar 2026 | $2,000,000 | 980 | $2,042 | 16-20 |
| Mar 2026 | $1,450,000 | 743 | $1,952 | 11-15 |
| Mar 2026 | $1,448,000 | 743 | $1,950 | 11-15 |
| Mar 2026 | $975,000 | 506 | $1,927 | 16-20 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Stars Of Kovan actually sell for - this project trades at 2.9× the nearest block’s PSF.