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Home/District 19 - Punggol, Sengkang/STARS OF KOVAN

STARS OF KOVAN

District 19OCR99 yrs lease commencing from 2015PropertyGuru

Project Details

Address
UPPER SERANGOON ROAD
Property Type
Apartment
Total Units
395
Est. TOP
2020
Developer
Kovan Treasure Pte. Ltd.
Tenure
99 yrs lease commencing from 2015
Price by Bedroom (median, 3yr)
1-Bed
$928,000
8 txns
2-Bed
$1,430,000
33 txns
3-Bed
$1,850,000
13 txns
Median PSF (3yr)
$1898
54 transactions
Lease too short to normalize meaningfully (under 40yr remaining).

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

Could not load schools, MRT, and supply data right now.

PSF Trend

Transaction prices per square foot

More projects in District 19 - Punggol, Sengkang ->
Last 3 years
  • STARS OF KOVANOCR
    May 2026 · D19 · 1-Bed · 506 sqft · fl 11-15
    $945,888
    $1,870 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    May 2026 · D19 · 1-Bed · 506 sqft · fl 06-10
    $928,000
    $1,834 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    May 2026 · D19 · 2-Bed · 743 sqft · fl 11-15
    $1,486,000
    $2,001 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Mar 2026 · D19 · 3-Bed · 980 sqft · fl 16-20
    $2,000,000
    $2,042 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Mar 2026 · D19 · 2-Bed · 743 sqft · fl 11-15
    $1,450,000
    $1,952 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Mar 2026 · D19 · 1-Bed · 506 sqft · fl 16-20
    $975,000
    $1,927 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Mar 2026 · D19 · 2-Bed · 743 sqft · fl 11-15
    $1,448,000
    $1,950 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Feb 2026 · D19 · 2-Bed · 732 sqft · fl 06-10
    $1,420,000
    $1,940 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jan 2026 · D19 · 2-Bed · 743 sqft · fl 01-05
    $1,420,000
    $1,912 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jan 2026 · D19 · 3-Bed · 1,001 sqft · fl 01-05
    $1,838,000
    $1,836 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Dec 2025 · D19 · 1-Bed · 506 sqft · fl 06-10
    $928,000
    $1,834 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Dec 2025 · D19 · 2-Bed · 732 sqft · fl 11-15
    $1,460,000
    $1,995 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Oct 2025 · D19 · 2-Bed · 732 sqft · fl 11-15
    $1,460,000
    $1,995 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Sep 2025 · D19 · 2-Bed · 743 sqft · fl 01-05
    $1,398,800
    $1,883 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Sep 2025 · D19 · 2-Bed · 743 sqft · fl 11-15
    $1,450,000
    $1,952 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jul 2025 · D19 · 3-Bed · 958 sqft · fl 11-15
    $1,880,000
    $1,962 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jul 2025 · D19 · 3-Bed · 947 sqft · fl 06-10
    $1,880,000
    $1,985 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jun 2025 · D19 · 2-Bed · 797 sqft · fl 16-20
    $1,510,000
    $1,896 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jun 2025 · D19 · 1-Bed · 506 sqft · fl 01-05
    $835,000
    $1,651 psf
    — norm
    Resale
  • STARS OF KOVANOCR
    Jun 2025 · D19 · 3-Bed · 958 sqft · fl 06-10
    $1,850,000
    $1,931 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
STARS OF KOVAN19OCR111-15506$945,888$1,870—May 2026Resale
STARS OF KOVAN19OCR106-10506$928,000$1,834—May 2026Resale
STARS OF KOVAN19OCR211-15743$1,486,000$2,001—May 2026Resale
STARS OF KOVAN19OCR316-20980$2,000,000$2,042—Mar 2026Resale
STARS OF KOVAN19OCR211-15743$1,450,000$1,952—Mar 2026Resale
STARS OF KOVAN19OCR116-20506$975,000$1,927—Mar 2026Resale
STARS OF KOVAN19OCR211-15743$1,448,000$1,950—Mar 2026Resale
STARS OF KOVAN19OCR206-10732$1,420,000$1,940—Feb 2026Resale
STARS OF KOVAN19OCR201-05743$1,420,000$1,912—Jan 2026Resale
STARS OF KOVAN19OCR301-051,001$1,838,000$1,836—Jan 2026Resale
STARS OF KOVAN19OCR106-10506$928,000$1,834—Dec 2025Resale
STARS OF KOVAN19OCR211-15732$1,460,000$1,995—Dec 2025Resale
STARS OF KOVAN19OCR211-15732$1,460,000$1,995—Oct 2025Resale
STARS OF KOVAN19OCR201-05743$1,398,800$1,883—Sep 2025Resale
STARS OF KOVAN19OCR211-15743$1,450,000$1,952—Sep 2025Resale
STARS OF KOVAN19OCR311-15958$1,880,000$1,962—Jul 2025Resale
STARS OF KOVAN19OCR306-10947$1,880,000$1,985—Jul 2025Resale
STARS OF KOVAN19OCR216-20797$1,510,000$1,896—Jun 2025Resale
STARS OF KOVAN19OCR101-05506$835,000$1,651—Jun 2025Resale
STARS OF KOVAN19OCR306-10958$1,850,000$1,931—Jun 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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