The phrase “living the high life” will be actualized with the completion of the brand new mixed development – Stars of Kovan. Bagging the last piece of vacant land on Upper Serangoon Road, this property is poised to attract many buyers on account of its exclusivity alone, if nothing else.
The ideal location of being in the heart of Kovan, however, is not the only reason that Stars of Kovan has generated so much interest in the market. There are many, many unique aspects of this development project that have people awaiting its completion with a mixture of curiosity and excitement.
In the first place, the very concept of a mixed development is rather alluring. But the fact that only the first level will be slated for commercial purposes, with high-rise residential towers surmounting this complex, further adds to the architectural charm of the place.
Moreover, Stars of Kovan is to have its very own Strata Houses too, with is quite a rarity in mixed development properties. It goes without saying that the developers are keen to establish a most distinctive, inviting living environment which combines the twin prerogatives of luxury and convenience.
From the trusty developer and architects to the innovative exterior and interior design – nothing about Stars of Kovan seems liable to a fault.
It is then not surprising that there is much anticipation surrounding this new launch condo, even as its completion is tentatively planned for some time after 2020. Read on to find out why Stars of Kovan is ruling the Singapore real estate industry in contemporary times.
Stars of Kovan Developer
Back in November 2014, a whopping 11 developers attempted to bag this final land parcel holding on Upper Serangoon Road which is a matured residential area. But Asset Legend Limited, a subsidiary of Cheung Kong Property Group managed to win the tender and begin with the planning and execution of what is sure to be Singapore’s next most fashionable address.
The architect appointed for the residential and commercial section is Team Design Architects while COEN Design International is the firm handling the landscape design. With some of the biggest names in the industry coming together to bring the vision of Stars of Kovan to life, one can expect a brilliant outcome for sure.
Cheung Kong Property Holdings Ltd
A real estate giant based in Hong Kong, Cheung Kong Property Holdings Ltd (CKH) commands much trust and respect in the industry. As of December 2015, the firm has an estimated net-worth value of $41 billion and has operations extending to Singapore, the United Kingdom and the Bahamas as well.
An experienced player in the Singaporean market, they have been associated with numerous successful projects such as Costa Del Sol, Cairnhill Crest, Thomson Grand, Marina Bay Financial Centre, One Raffles Quay, Marina Bay Suites & Marina Bay Residences.
Team Design Architects Pte Ltd
A Singapore-based architectural firm, Team Design Architects Pte Ltd is an award-winning company that has been rising in the industry since 1997. Almost 20 years into service, they boast of having established their presence not just in Singapore, but Dubai, Fujairah and Malaysia as well.
Their motto is to undertake challenging projects and execute them with professionalism. Creativity and sustainable development are the hallmarks of their work, thus assuring that their projects are both unique and environmentally sound. Their illustrious portfolio is complemented by a good reputation and much experience in the real estate world.
COEN Design International
An exclusive landscape architecture firm, COEN Design International enjoys the status of a top-tier company that dabbles in the best of real estate projects.
With a great respect for the environment and appreciation of natural beauty, they aim to create urban landscapes that are not just stunning, but respectful to the environment too. Their creations please the eye as well as mother Earth too.
Stars of Kovan Location
Standing tall in Singapore’s posh District 19, Stars of Kovan shall be perched at the cross-junction of Tampines Road and Upper Serangoon Road. Such location allows for easy connectivity to virtually all parts of the city, via all forms of transport.
The Kovan MRT station is a mere 2-minute walk away from the site while numerous bus interchanges also fall within close proximity.
The area is well-serviced by cabs and quick linkage to major expressways such as the Kallang-Paya Lebar Expressway (KPE) and Tampines Expressway (TPE) is assured via major arterial roads.
And that’s not all. Stars of Kovan is situated in an area of bustling activity with all kinds of urban amenities easily reachable.
Reputable educational institutions including the Xinghua Primary School, Holy Innocents’ Primary School, Montfort Secondary School, Yuying Secondary School, and Serangoon Junior College, are all just a stone’s throw away.
For groceries and everyday supplies, the Kovan Hougang Market & Food Centre, which is just around the corner shall be suitably fulfilling. Other daily services such as dining, shopping, entertainment, and recreation would also be easily accessible with several huge malls such as NEX, Kovan Heartland Mall, Hougang Mall, Bishan Park and Ang Mo Kio Hub being a short drive away.
Simply put, residents of Stars of Kovan will have all their needs met with easily, without having to venture far beyond the periphery of their homes.
Stars of Kovan Condo Facilities
To say that living at Stars of Kovan promises unparalleled luxuriance is something of an understatement. Each unit shall be designed with an eye to maximizing space, natural lighting and ventilation.
Beautiful designer fitments will adorn the interiors, ensuring both durability of homewares and an elegant ambiance. The kitchen will be equipped with numerous appliances of top-notch quality for convenience and quick cooking.
The bathrooms will be furnished with sophisticated bathware and gadgets so every bathing experience is as luxurious as a spa. Adequate storage and customization options will also be made available to future homeowners.
Beyond the house itself too, there will be many lifestyle facilities for residents to use. Multiple swimming pools and spa deck will give the feel of resort-style living. Spacious gardens, with lovely foliage and flowers, will be great spots for socializing and/or meditation.
BBQ pits and exclusive dining areas will also be made available to residents. The usual Clubhouse amenities such as a high-tech gymnasium, multipurpose rooms and so on, will certainly be present.
And of course, the commercial complex just below the housing floors will have many avenues for shopping and dining to explore.
With all of this, not to mention round the clock security and ample parking space, the residents of Stars of Kovan would hardly want to leave their residence – everything they may need is right within!
Stars of Kovan Floor Plan and Unit Types
The information released so far seems to suggest that Stars of Kovan will be built over a land site covering 108,684 sq ft. It’ll have 46 retail shops and 395 residential units, the latter of which shall be spread over 4 blocks of 17 storeys each.
The unit types would include the following:
- 1 Bedroom units covering approximately 506 to 517 square feet.
- 2 Bedroom units covering 732 to 764 square feet.
- 3 Bedroom units covering approximately 958 to 1,023 square feet.
- Strata Houses covering approximate 1,830 square feet.
There are to be 90 1-Bedroom units, 240 2-Bedroom units and 30 3-Bedroom units. Just 5 Strata Houses will be made separate from the flats, and shall certainly enjoy a special kind of privacy and exclusivity.
The retail shops will be variously sized, somewhere between 215 and 861 square feet. Therefore, as is evident, from both the residential perspective and commercial point of view, there will be numerous options to choose from at Stars of Kovan. One can rest assured that they will find something to meet their needs here with ease.
Stars of Kovan Price Indication
The following is a guide on Stars of Kovan price. The actual pricing will be released on the day of launch. So do watch out for our updates.
- 1-Bedroom: from S$710,000
- 2-Bedroom: from S$1.03M
- 3-Bedroom: from S$1.37M
- Strata Terrace Units: T.B.A
Stars of Kovan Showflat
The Stars of Kovan showflat will be located on the actual site, at the cross junction between Upper Serangoon Road and Tampines Road. But before you planning for a showflat viewing, do check with us at (+65) 6631-8384 on the opening hours, so that you won’t be making a wasted trip with an appointment.
Stars of Kovan Review
Again, Cheung Kong Holdings are hitting the headlines with their upcoming Stars of Kovan, standing out among the neighbouring condos in Kovan by offering buyers a touch of luxury, at a much more affordable price.
It certainly reminds me of the days when I was selling units at Thomson Grand back in 2011. The look and feel are just so similar – except for the fact that it’s in Kovan this time around, not Upper Thomson. I would say, short of that prestige feeling in terms of the location.
However, let’s see if this new launch is really worth the money (expected average to be around S$1,400 psf region).
First of all, just be looking at the facade of the building, it certainly looks impressive and iconic. Something which you will want to associate with when a friend asks you where do you live, although the name does sound a little cheesy.
According to the draft floor plans at this point in time, honestly, I do love the layout of the units. Living spaces are mostly efficient and very very little wastage of space. For instance, let’s look at one of the 3-bedroom layouts.
Although 947-sqft does seem a little small for a 3-bedroom unit, but hey, as mentioned in my previous reviews, it’s the design of the layout which will determine how liveable is a unit.
Most condominium or apartment units which you see today have either long walkways from the main door to the living room or big balconies (sometimes even more than 1).
For Stars of Kovan, Cheung Kong Holdings are only giving what buyers want – proper living spaces. They are practically “squeezing” things in an ingenious manner and not trying to shortchange the prospects.
However, just one thing’s missing – a yard space. Well, i certainly won’t mind paying just a little bit more for space to do my laundry. Then again, it’s hard to find that perfect property these days.
There is no denying the fact that Stars of Kovan promises not just a stellar living environment but also a host of urban conveniences and facilities.
Let’s talk money now.
As usual, we want to line up Stars of Kovan with its immediate neighbours and do a simple price comparison (with the average PSF prices from transactions recorded since 2015).
| PROJECT NAME | TENURE | COMPLETION | NO. OF UNITS | AVERAGE PSF($) | NO. OF TRANSACTIONS SINCE 2015 |
| KOVAN MELODY | 99-YEAR | 2006 | 778 | 1,075 | 31 |
| KOVAN RESIDENCES | 99-YEAR | 2011 | 521 | 1,133 | 14 |
| KOVAN REGENCY | 99-YEAR | 2016 | 378 | 1,301 | 1 |
| THE TEMBUSU | FREEHOLD | 2016 | 337 | 1,477 | 19 |
| TRILIVE | FREEHOLD | 2017 | 222 | 1,573 | 80 |
| STARS OF KOVAN | 99-YEAR | 2020 | 395 | 1,400 | – |
Although the indication PSF price for Stars of Kovan is average S$1,400, I believe the PSF will go even up to S$1,500 for high floor units.
It’s probably not surprising, as you will rarely find new launch projects selling at lower PSF price than resale/completed projects (probably only in prime areas). But the fact is, buyers today are likely to be more quantum-sensitive than PSF-sensitive.
We shall analyze in this manner then.
Assuming a 2-bedroom (732-sqft) on a lower level at Stars of Kovan will be selling at S$1.03M (or S$1,407 psf). So with the same price, are you able to get something similar within the vicinity?
| PROJECT NAME | TENURE | COMPLETION | AVG. ASKING PRICE (S$) | AVG. ASKING PSF (S$) | SIZE (SQ FT) |
| KOVAN MELODY | 99-YEAR | 2006 | 1.08M to 1.22M | 1,284 | 872 to 904 |
| KOVAN RESIDENCES | 99-YEAR | 2011 | 1.1M to 1.35M | 1,389 | 883 to 947 |
| KOVAN REGENCY | 99-YEAR | 2016 | 1.13M to 1.28M | 1,562 | 775 |
| TEMBUSU | FREEHOLD | 2016 | N.A | N.A | N.A |
| TRILIVE | FREEHOLD | 2017 | 850K to 1.07M | 1,569 | 549 to 646 |
I know it’s a little dry, but numbers don’t lie.
As you can see, you won’t be overpaying for a 2-bedroom at Stars of Kovan as the surrounding similar units (from the resale market) are selling at about the same price. Well, except for Trilive as the units are smaller and are all dual-key.
If you are looking for own stay, Stars of Kovan is worth considering as Cheung Kong has certainly inspired confidence – in the location, plans, and interior design and condo facilities. Homeowners will look to enjoy the benefits of living in a lovely locality, revealing the comfort of their abodes and the amenities surrounding them.
Then again if you are looking at investment for yield or capital appreciation, it’s probably not ideal due to the weak demand in the rental market, and you may also face stiff competition from Kovan Melody due to it’s lower PSF (31 transactions since 2015, double the numbers of Kovan Residences and Kovan Regency combined).
Need more updates and information for Stars of Kovan? Simply fill up the contact form below, or you can reach me personally at (+65) 6631 8384.