CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

Spazio @ Kovan

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2022

Quick Summary

Spazio @ Kovan is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 53 transactions are on record since 1995, at a median S$2,200 psf, most recently in Mar 2022. 24 units are currently listed for sale or rent. ACRA records 26 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Spazio @ Kovan?

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

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 767 Upper Serangoon Road
Land area: 1,814 sqm
Completed: 1995 (per CommercialGuru)
Storeys: 4 (© OpenStreetMap contributors)
Developer: Spazio Land Pte Ltd (per CommercialGuru)
Managing agent: HAUS PROPERTY MANAGEMENT PTE LTD
Submarket: Suburban
Units with a recorded sale: At least 31
Transactions on record: 53 (records start 1995)
Live listings: 24
ACRA registrations: 26

What are the specs at Spazio @ 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.

Facilities: car park; 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 Spazio @ Kovan?

Key takeawayWe hold the developer's sales-brochure floor plans for Spazio @ Kovan, linked to 8 of the 31 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.

Shop units with a plan: 5 · 388 sq ft – 614 sq ft (recorded sales)
Units with a plan: 3 · 248 sq ft – 657 sq ft (recorded sales)

Source: developer's sales brochure.

About Spazio @ Kovan

Spazio @ Kovan is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534635.

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 1,814 sqm of land with about 5,442 sqm of gross floor area.

53 transactions have been recorded here, at a median of S$2,200 psf. The most recent was in March 2022.

37 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 766 m away (about a 12-minute walk). The closest bus stop (Opp Upp S'goon Shop Ctr) is 43 m away (about a 1-minute walk).

What is Spazio @ Kovan zoned as?

Key takeawaySpazio @ 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 Spazio @ Kovan sold for?

Key takeawayAcross 53 recorded transactions since 1995, the median price is about S$1.43M, most recently in Mar 2022.

Date	Use	Price	Area	PSF
Mar 2022	Retail	S$1.10M	657 sqft	$1,675
Jul 2018	Retail	S$1.30M	495 sqft	$2,625
Aug 2016	Retail	S$1.96M	560 sqft	$3,495
Aug 2016	Retail	S$2.30M	786 sqft	$2,927
May 2016	Retail	S$1.47M	517 sqft	$2,841
May 2016	Retail	S$2.10M	710 sqft	$2,949
May 2016	Retail	S$1.90M	657 sqft	$2,894
Mar 2016	Retail	S$2.22M	753 sqft	$2,949
Dec 2015	Retail	S$2.30M	657 sqft	$3,499
Mar 2014	Retail	S$1.92M	872 sqft	$2,202

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 Spazio @ Kovan rent for?

Key takeawayNo rent is published for Spazio @ Kovan itself. On its street, Upper Serangoon Road, office space rented at a median of $3.76 psf a month in 2026Q3, with the middle half of leases between $3.60 and $4.16. That is not this building's own rent, and never a quote for a particular unit.

Office space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$3.60

$38.75 psm

Median

$3.76

$40.50 psm

75th pct

$4.16

$44.80 psm

S$ per sq ft per month · median -41.1% on a year earlier

2022Q4 · $29.52 psm2026Q3 · $40.50 psm median

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 on Upper Serangoon Road

Street level · 2026Q3

25th pct

$4.87

$52.47 psm

Median

$7.78

$83.77 psm

75th pct

$9.96

$107.18 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $116.13 psm2026Q3 · $83.77 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).

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 Spazio @ 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 Spazio @ Kovan

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 21 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 2 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, 0 new listings 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 Spazio @ Kovan?

Key takeawayURA has approved 31 changes of use at Spazio @ Kovan since 2000, most recently in 2026. 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.

12 Aug 2026ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
11 Jun 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at spazio @ kovan
19 May 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at spazio @ kovan
6 May 2026ApprovedFloor 2
Change of use to foreign systems school
Proposed change of use of unit #02-XX to foreign systems school at spazio @ kovan
17 Oct 2025ApprovedFloor B1
Change of use to commercial school
Proposed change of use of unit #B1-XX to commercial school
21 May 2025ApprovedFloor 2
Change of use to restaurant
Proposed change of use of unit #02-XX to restaurant
1 Apr 2024ApprovedFloor B1
Change of use to commercial school
Proposed change of use of unit #B1-XX to commercial school
16 Jan 2023ApprovedFloor 2
Change of use to takeaway food shop
Proposed change of use of unit #02-XX to takeaway food shop
3 Jun 2022ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
1 Mar 2022ApprovedFloor 2
Change of use to clinic
Proposed change of use of unit #02-XX to clinic
1 Sept 2020ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
18 Feb 2020ApprovedFloor B1
Change of use to gym/fitness centre
Proposed change of use of units #B1-XX and #B1-XX to gym/fitness centre

23 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 Upper Serangoon Road price?

Key takeawayAcross 23 strata sales on Upper Serangoon Road in the last 5 years, the median is $2,071 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,071

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

What do commercial rents run near Spazio @ 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 Spazio @ Kovan right now?

Key takeaway24 units are currently listed at Spazio @ Kovan — 21 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (21)

Spazio @ KovanS$1.30M · 452 sqft
Spazio @ KovanS$1.12M · 495 sqft
Spazio @ Kovan2 agentsS$2.00M · 657 sqft
Spazio @ KovanS$1.02M · 377 sqft

For rent (3)

Spazio @ Kovan5 agentsS$2k/mo · 248 sqft
Spazio @ Kovan2 agentsS$2k/mo · 248 sqft
Spazio @ Kovan2 agentsS$5k/mo · 366 sqft

Browse every listing at this building →

What is near Spazio @ Kovan?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 766 m away — and 3 competing retail premisess operate nearby.

Getting around

Serangoon MRT766 m · ~12 min

Amenities nearby

Opp Upp S'goon Shop Ctr · 43 mPlace Of Worship · 45 mHotel · 72 mMission Medical Clinic · 107 mJln Geneng Interim Pk · 321 mSerangoon MRT Exit C · 688 mEducational Institution · 782 mBraddell Heights Community Club · 942 m

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 336 mNex · 801 mKovan Market & Food Centre · 988 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Spazio @ Kovan

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 689 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 32% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 689 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 12,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 53,000 residents within 1 km (June 2026); 2 other malls 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)689 m · about 119,000 weekday taps
Kovan (NE13)867 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 Spazio @ Kovan. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Simon Road-Kovan Road Area (URA)83 m
season S$90/month
Lim Tua Tow Rd Off St (URA)158 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Lim Tua Tow Area (URA)197 m
season S$80/month
Lim Tua Tow Rd (URA)216 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Blk 154-157 Hougang Street 11 (HDB)340 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 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. Spazio @ Kovan's own car park, if it has one, and its charges are not in the open data.

Who's registered at Spazio @ Kovan?

Key takeaway26 live companies (and LLPs and branches; sole proprietors are not counted) list Spazio @ Kovan as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5
Education
4
Other services
4
Professional, scientific and technical services
2
Accommodation and food services
2
Transportation and storage
2
Health and social services
2
Financial and insurance
1
Water supply, sewerage and waste management
1
Administrative and support services
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 Spazio @ Kovan

Where is Spazio @ Kovan?⌄

Spazio @ Kovan is at 767 Upper Serangoon Road, Singapore 534635, in the Hougang planning area.

What is Spazio @ Kovan zoned as?⌄

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

What is the tenure of Spazio @ Kovan?⌄

Spazio @ Kovan is freehold.

What have units at Spazio @ Kovan sold for?⌄

Across 53 recorded transactions, the median price is S$2,200 psf. The latest was in March 2022.

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

Serangoon MRT is the closest, 766 m away (about a 12-minute walk).

How many businesses are registered at Spazio @ Kovan?⌄

37 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 Spazio @ Kovan.

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

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Tell me about Spazio @ 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.

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

Read the figures right

Completion year: as CommercialGuru 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.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 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, OpenStreetMap (© OpenStreetMap contributors), 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.