CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Serangoon

Space @ Kovan

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2025

Quick Summary

Space @ Kovan is a commercial building in District 19 · Serangoon, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 49 transactions are on record since 1995, at a median S$2,771 psf, most recently in Nov 2025. 11 units are currently listed for sale or rent. ACRA records 32 live company registrations at this address.

The facts are here — now get the verdict on Space @ Kovan.

Ask PropKaki

What are the key facts about Space @ Kovan?

Key takeawaySpace @ Kovan is a commercial building in District 19 · Serangoon, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Serangoon
Address: 9 Yio Chu Kang Road
Land area: 3,766 sqm
Completed: 2015 (per EdgeProp)
Storeys: Not on record
Developer: RP North Pte. Ltd/RP Properties Pte. Ltd/Roxy-Pacific Developments Pte. Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 56
Strata lots (whole development, MCST): 196
Managing agent: LANDSFIELD PROPERTY CONSULTANTS PTE LTD
Strata formed: 2015 (MCST 4301)
Submarket: Suburban
Units with a recorded sale: At least 43
Transactions on record: 49 (records start 1995)
Live listings: 11
ACRA registrations: 32

What are the specs at Space @ Kovan?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 100A or 200A 3-phase (varies by unit); Source: the developer's sales brochure
Air-conditioning: split units; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Space @ Kovan?

Key takeawayWe hold the developer's sales-brochure floor plans for Space @ Kovan — 48 plans, linked to 5 of the 43 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

RESTAURANT 4
RESTAURANT 5
RESTAURANT 6
RESTAURANT 7
RESTAURANT 8
RESTAURANT 9
RESTAURANT 10
RESTAURANT 11
RESTAURANT 12
RESTAURANT 13
RESTAURANT 14
RESTAURANT 15
and 12 more

Shop units with a plan: 4 · 151 sq ft – 205 sq ft (recorded sales)
F&B / restaurant units with a plan: 1 · 258 sq ft (recorded sales)

Source: developer's sales brochure.

About Space @ Kovan

Space @ Kovan is a mixed-use building in Serangoon (District 19). It is located along Yio Chu Kang Road, Singapore 545523.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is freehold. It occupies roughly 3,766 sqm of land with about 11,753 sqm of gross floor area.

49 transactions have been recorded here, at a median of S$2,771 psf. The most recent was in November 2025.

57 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 639 m away (about a 10-minute walk). The closest bus stop (Highland Ctr) is 61 m away (about a 1-minute walk).

What is Space @ Kovan zoned as?

Key takeawaySpace @ Kovan sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Space @ Kovan sold for?

Key takeawayAcross 49 recorded transactions since 1995, the median price is about S$727k, most recently in Nov 2025.

Date	Use	Price	Area	PSF
Nov 2025	Retail	S$1.00M	312 sqft	$3,204
Mar 2024	Retail	S$531k	269 sqft	$1,973
Nov 2023	Retail	S$608k	237 sqft	$2,567
Apr 2023	Retail	S$928k	312 sqft	$2,973
Sept 2022	Retail	S$2.75M	1,206 sqft	$2,281
Feb 2022	Retail	S$650k	194 sqft	$3,355
Oct 2021	Retail	S$418k	194 sqft	$2,157
Jul 2013	Retail	S$698k	172 sqft	$4,053
Sept 2011	Retail	S$3.04M	1,216 sqft	$2,499
Sept 2011	Retail	S$2.83M	1,130 sqft	$2,500

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Space @ Kovan rent for?

Key takeawayNo rent is published for Space @ Kovan itself. On its street, Yio Chu Kang Road, retail space rented at a median of $7.79 psf a month in 2026Q3, with the middle half of leases between $6.13 and $8.79. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yio Chu Kang Road

Street level · 2026Q3

25th pct

$6.13

$65.95 psm

Median

$7.79

$83.81 psm

75th pct

$8.79

$94.57 psm

S$ per sq ft per month · median -9.7% on a year earlier

2023Q2 · $72.41 psm2026Q3 · $83.81 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Yio Chu Kang Road

Street level · 2026Q1

25th pct

—

— psm

Median

$3.42

$36.84 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 19 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Space @ Kovan

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Space @ Kovan

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Space @ Kovan?

Key takeawayURA has approved 45 changes of use at Space @ Kovan since 2000, most recently in 2026, and refused 3. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

24 Jun 2026RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX of space @ kovan to restaurant
10 Apr 2026Agency worksFloor 1
Change of use to pet shop / pet grooming
Lodgment for proposed use of unit #01-XX as pet shop / pet grooming
12 Jan 2026Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of unit #01-XX as commercial school
1 Dec 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX to commercial school
8 Jul 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX and #01-XX to commercial school
20 May 2025RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
26 Aug 2024ApprovedFloor 1
Change of use to pet shop / pet grooming
Proposed change of use of #01-XX to pet shop / pet grooming
8 Sept 2023ApprovedFloor 1
Change of use to restaurant
Proposed change of use of #01-XX of space @ kovan to restaurant
8 Sept 2023ApprovedFloor 1
Change of use to shop
Proposed change of use of #01-XX of space @ kovan to shop (take-away food)
4 Apr 2023ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of #01-XX to takeaway foodshop
8 Nov 2022ApprovedFloor 1
Change of use to pizza making & delivery outlet
Proposed change of use of unit #01-XX to pizza making & delivery outlet
6 Jul 2022ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant

39 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Yio Chu Kang Road price?

Key takeawayAcross 10 strata sales on Yio Chu Kang Road in the last 5 years, the median is $2,127 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,127

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Space @ Kovan?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Space @ Kovan right now?

Key takeaway11 units are currently listed at Space @ Kovan — 4 for sale and 7 for rent. One row per unit; several agents often market the same unit.

For sale (4)

Space @ Kovan2 agentsS$1.20M · 204 sqft
Space @ KovanS$680k · 248 sqft
Space @ KovanS$880k · 161 sqft
Space @ KovanS$758k · 312 sqft

For rent (7)

Space @ Kovan2 agentsS$11k/mo · 1,206 sqft
Space @ KovanS$4k/mo · 344 sqft
Space @ KovanS$2k/mo · 312 sqft
2nd Storey Shop/Office @ Yio Chu Kang RoadS$4k/mo · 915 sqft

Browse every listing at this building →

What is near Space @ Kovan?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 639 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT639 m · ~10 min

Amenities nearby

GSH Clinic & Surgery · 5 mHighland Ctr · 61 mPlace Of Worship · 85 mHotel · 209 mBoundary Road Park · 244 mSerangoon MRT Exit C · 573 mBraddell Heights Community Club · 792 mEducational Institution · 797 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Thong Chew Food Industries Pte Ltd · 255 mNex · 668 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Space @ Kovan

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 573 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 45% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 573 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 17,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 54,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Serangoon (NE12 / CC13)573 m · about 119,000 weekday taps
Kovan (NE13)999 m · about 48,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Space @ Kovan. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lim Tua Tow Rd (URA)57 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Lim Tua Tow Rd Off St (URA)92 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Simon Road-Kovan Road Area (URA)118 m
season S$90/month
Lim Tua Tow Area (URA)132 m
season S$80/month
Blk 201/210 Serangoon Central (HDB)356 m
S$0.60 per half-hour at midday on a weekday · 558 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. Space @ Kovan's own car park, if it has one, and its charges are not in the open data.

Who's registered at Space @ Kovan?

Key takeaway32 live companies (and LLPs and branches; sole proprietors are not counted) list Space @ Kovan as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
8
Accommodation and food services
6
Professional, scientific and technical services
6
Other services
2
Information and communications
2
Education
2
Manufacturing
2
Construction
1
Administrative and support services
1
Financial and insurance
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Space @ Kovan

Where is Space @ Kovan?⌄

Space @ Kovan is at 9 Yio Chu Kang Road, Singapore 545523, in the Serangoon planning area.

What is Space @ Kovan zoned as?⌄

Space @ Kovan sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Space @ Kovan?⌄

Space @ Kovan is freehold.

What have units at Space @ Kovan sold for?⌄

Across 49 recorded transactions, the median price is S$2,771 psf. The latest was in November 2025.

What is the nearest MRT station to Space @ Kovan?⌄

Serangoon MRT is the closest, 639 m away (about a 10-minute walk).

How many businesses are registered at Space @ Kovan?⌄

57 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

The facts are here — now get the verdict on Space @ Kovan.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Space @ Kovan — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project Space @ Kovan.

Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from EdgeProp, CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.