RPS · Resale Project Scorecard
Stars Of Kovan — Grade S
RPS score 7.74/10 · D19 · Hougang, Punggol, Sengkang · 395 units · scored across 7 weighted factors — methodology published.
99YR · Cheung Kong (Hong Kong) · TOP 2019
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.49% — near-median performance within its 2019-era cohort (62th percentile).
2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.
395 units — good project size supporting active resale market and adequate facilities.
320m from Kovan Mrt Stn (NE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.80% — strong income return.
99YR tenure — about 88 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Hougang MRT CRL interchange (CR8, CRL1) at 1.18km, far enough that the impact on this project is modest.
Primary schools within 1km: Xinghua Primary School, HOLY Innocents' Primary School.
The verdict· Scores updated September 2026
Stars Of Kovan scores 7.74 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 125th of 2,357 resale condos scored in Singapore and 34th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (4/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Stars Of Kovan
12 months to September 2026 (Oct 2025 – Sep 2026): 20 resale transactions, median $1,945 psf, median price $1.45M. Median PSF is up 1.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,925 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,995 psf | $1.46M |
| Jan–Mar 2026 | 7 | $1,940 psf | $1.45M |
| Apr–Jun 2026 | 6 | $1,878 psf | $1.17M |
| Jul–Sep 2026 | 4 | $1,987 psf | $1.46M |
| 12-month total | 20 | $1,945 psf | $1.45M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Stars Of Kovan: frequently asked questions
Answers generated from the scorecard data — RPS rank 125th of 2,357, scores updated September 2026.
- Is Stars Of Kovan a good buy in 2026?
- Stars Of Kovan scores 7.74/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 125th of 2,357 Singapore resale condos and 34th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Stars Of Kovan?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 20 resale transactions at Stars Of Kovan, at a median of $1,945 psf and a median price of $1.45M (range $1,834 psf to $2,042 psf). The median PSF is up 1.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,925 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Stars Of Kovan from the nearest MRT station?
- Stars Of Kovan is about 320m from Kovan MRT (NE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Stars Of Kovan compare with Riverparc Residence?
- Riverparc Residence is the project scored next to Stars Of Kovan on the District 19 ranking: 7.76 (Grade S) against Stars Of Kovan's 7.74 (Grade S). Stars Of Kovan scores higher on MRT Proximity (9 vs 2) and Rental Yield (7 vs 5); Riverparc Residence scores higher on Future Transformation (4 vs 8) and Project's Historical Performance (7 vs 10).
- Which primary schools are within 1km of Stars Of Kovan?
- 2 primary schools are within 1km of Stars Of Kovan: Xinghua Primary School, HOLY Innocents' Primary School. 2 primary schools within 1km (nearest: XINGHUA PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children. Stars Of Kovan scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Stars Of Kovan, and how big is the project?
- Stars Of Kovan is 99-year leasehold, completed in 2019, has 395 units, developed by Cheung Kong (Hong Kong). 99YR tenure — about 88 years remaining — no near-term decay concern. 395 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Stars Of Kovan in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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