978 Upper Serangoon Road 533857, Lorong Ah Soo, North-east Region, Singapore
$3,488 /month
Stars of Kovan Stars Of Kovan by Asset Legend Limited (A subsidiary company of Cheung Kong Property Holdings) is the next up and coming mixed residential and commercial development located along Upper Serangoon Road. This 99-year leasehold new launch is approximately 108,684 sq ft in land size and will house up to about 395 condominium and strata units. There will be a unit mix of 1 to 3 bedroom types. The entire ground floor of this mixed development will be used for commercial purposes. A rare lavish residential living with instant retail therapy for the residents of Stars of Kovan.Minutes to Everywhere.. Everything Stars Of Kovan is primely located just a few hundred metres away from Kovan MRT station and Heartland Mall. It takes only 3 minutes or less for the future residents of Stars Of Kovan to walk to both the MRT station and shopping mall. Dining, retail and groceries shopping can all be done within the Kovan Heartland Mall which consists of Cold Storage and several restaurants such as Xin Wan Hong Kong Cafe and Sakae Sushi. Just a few more steps farther, residents will be able to reach another food haven, the Kovan Hougang Market & Food Centre. Or simply hop on to the train, take a 3 minutes ride to Serangoon MRT station. Over here, we will find one of Singapore’s biggest suburban shopping mall, NEX. Sitting just along Upper Serangoon Road, Stars Of Kovan is conveniently linked to multiple expressways such as Kallang-Paya Lebar Expressway (KPE), Tampines Expressway(TPE), Pan Island Expressway (PIE) and Central Expressway (CTE). ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ^ # Mid floor ^ 506 sqft 1 bedroom ^ Fully furnished ^ move- in From 15 may 2026 ^ Condo facilities ^ ammenties ^ ntuc / mrt Nearest mrt : NE 13 Kovan mrt ( est 0.4 km) Call /sms / whatsapp daniel to arrange viewing today .
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
111
Average Price
S1.3M
Total Value
S146.9M
Calculating fair value from URA transaction data…


License: L3010017D
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Estimated sale value based on 99 URA transactions
Fair Value
S$788,372
S$1,558 psf
Asking Price
S$3,488
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
99 comps
Nearest MRT
Kovan
315m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
99 comparable transactions
S$1,825
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,558
Recent Comparable Transactions
10 shown · 99 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | UPPER SERANGOON ROAD Floor 06-10 | 947sqft | S$1,880,000 | ▲S$1,985 +27.4% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | UPPER SERANGOON ROAD Floor 06-10 | 947sqft | S$1,880,000 | ▲S$1,985 +27.4% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | UPPER SERANGOON ROAD Floor 01-05 | 506sqft | S$835,000 | ▲S$1,650 +5.9% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | UPPER SERANGOON ROAD Floor 06-10 | 958sqft | S$1,850,000 | ▲S$1,931 +23.9% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | UPPER SERANGOON ROAD Floor 16-20 | 797sqft | S$1,510,000 | ▲S$1,896 +21.7% vs FV | 99 yrs lease commencing from 2015 |
May 2025 | UPPER SERANGOON ROAD Floor 11-15 | 969sqft | S$1,900,000 | ▲S$1,961 +25.9% vs FV | 99 yrs lease commencing from 2015 |
May 2025 | UPPER SERANGOON ROAD Floor 01-05 | 743sqft | S$1,388,000 | ▲S$1,869 +20.0% vs FV | 99 yrs lease commencing from 2015 |
Mar 2025 | UPPER SERANGOON ROAD Floor 06-10 | 743sqft | S$1,430,000 | ▲S$1,925 +23.6% vs FV | 99 yrs lease commencing from 2015 |
Mar 2025 | UPPER SERANGOON ROAD Floor 16-20 | 958sqft | S$1,910,000 | ▲S$1,994 +28.0% vs FV | 99 yrs lease commencing from 2015 |
Jan 2025 | UPPER SERANGOON ROAD Floor 11-15 | 743sqft | S$1,480,000 | ▲S$1,993 +27.9% vs FV | 99 yrs lease commencing from 2015 |
Jan 2025 | UPPER SERANGOON ROAD Floor 01-05 | 743sqft | S$1,280,000 | ▲S$1,723 +10.6% vs FV | 99 yrs lease commencing from 2015 |
UPPER SERANGOON ROAD
Jul 2025 · Floor 06-10
+27.4% vs FV
UPPER SERANGOON ROAD
Jul 2025 · Floor 06-10
+27.4% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 01-05
+5.9% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 06-10
+23.9% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 16-20
+21.7% vs FV
UPPER SERANGOON ROAD
May 2025 · Floor 11-15
+25.9% vs FV
UPPER SERANGOON ROAD
May 2025 · Floor 01-05
+20.0% vs FV
UPPER SERANGOON ROAD
Mar 2025 · Floor 06-10
+23.6% vs FV
UPPER SERANGOON ROAD
Mar 2025 · Floor 16-20
+28.0% vs FV
UPPER SERANGOON ROAD
Jan 2025 · Floor 11-15
+27.9% vs FV
UPPER SERANGOON ROAD
Jan 2025 · Floor 01-05
+10.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.