CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 19 · Hougang

Vibes @ Kovan

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2024

Quick Summary

Vibes @ Kovan is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 11 transactions are on record since 1995, at a median S$1,986 psf, most recently in Aug 2024. 1 unit is currently listed for sale. ACRA records 5 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Vibes @ Kovan?

Key takeawayVibes @ Kovan is a commercial building in District 19 · Hougang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 93 Kovan Road
Land area: 723 sqm
Completed: 2015 (per CommercialGuru)
Storeys: Not on record
Developer: Oxley Assets Pte Ltd (per CommercialGuru)
Strata lots (whole development, MCST): 41
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2015 (MCST 4166)
Submarket: Suburban
Units with a recorded sale: At least 4
Transactions on record: 11 (records start 1995)
Live listings: 1
ACRA registrations: 5

What are the specs at Vibes @ 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: 30A 3-phase; Source: the developer's sales brochure
Passenger lifts: 1; Source: the developer's sales brochure
Facilities: car park; Source: CommercialGuru

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 Vibes @ Kovan?

Key takeawayWe hold the developer's sales-brochure floor plans for Vibes @ Kovan — 4 plans, linked to 4 of the 4 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

SHOP 1
SHOP 3
SHOP 4
SHOP 5

Shop units with a plan: 4 · 269 sq ft – 517 sq ft (recorded sales)

Source: developer's sales brochure.

About Vibes @ Kovan

Vibes @ Kovan is a mixed-use building in Hougang (District 19). It is located along Kovan Road, Singapore 548178.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold. It occupies roughly 723 sqm of land with about 2,170 sqm of gross floor area.

11 transactions have been recorded here, at a median of S$1,986 psf. The most recent was in August 2024.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 711 m away (about a 11-minute walk). The closest bus stop (Highland Ctr) is 75 m away (about a 1-minute walk).

What is Vibes @ Kovan zoned as?

Key takeawayVibes @ Kovan sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Vibes @ Kovan sold for?

Key takeawayAcross 11 recorded transactions since 1995, the median price is about S$1.00M, most recently in Aug 2024.

Date	Use	Price	Area	PSF
Aug 2024	Retail	S$620k	312 sqft	$1,986
Nov 2022	Retail	S$695k	291 sqft	$2,391
Mar 2011	Retail	S$1.20M	517 sqft	$2,323
Feb 2011	Retail	S$686k	269 sqft	$2,549
Feb 2011	Retail	S$713k	291 sqft	$2,453
Jan 2011	Retail	S$702k	312 sqft	$2,249
May 2010	Shop House	S$1.70M	1,216 sqft	$1,398
Aug 2009	Shop House	S$1.46M	1,216 sqft	$1,196
Feb 2009	Shop House	S$1.45M	1,216 sqft	$1,192
May 2006	Shop House	S$1.00M	1,216 sqft	$822

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 Vibes @ Kovan rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

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 Vibes @ 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 Vibes @ Kovan

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 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.

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 Vibes @ Kovan?

Key takeawayURA has approved 7 changes of use at Vibes @ Kovan since 2000, most recently in 2026, and refused 1. 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.

9 Apr 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX (vibes @ kovan) to commercial school
27 Mar 2025RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop (pet grooming services & sale of pet accessories)
11 Jul 2024RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop
6 Nov 2023ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
10 Mar 2023RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop (pet grooming services & sale of pet accessories)
23 Dec 2020ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
17 Jun 2019ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop (pet grooming services & sale of pet accessories)
11 Nov 2015ApprovedFloor 1
Change of use to commercial school
Change of use of shop unit #01-XX to commercial school - vibes @ kovan
30 Jan 2015RefusedFloor 1
Change of use: shop → restaurant
Proposed change of use of unit #01-XX from shop to restaurant on lot 5145a mk 22 at 93 kovan road - vibes @ kovan (hougang planning area)
9 Mar 2007Approved
Change of use: billard saloon → snack bar
Proposed change of use of part of the two 1st storey premises from billard saloon to snack bar
14 Dec 2006Approved
Change of use: motor vehicle showroom → billard saloon
Proposed change of use of the two 1st storey premises from motor vehicle showroom to billard saloon (old lot 594 pt)

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 Kovan Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

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

Key takeaway1 unit is currently listed at Vibes @ Kovan. One row per unit; several agents often market the same unit.

For sale (1)

Vibes @ KovanS$1.38M · 516 sqft

Browse every listing at this building →

What is near Vibes @ Kovan?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 711 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT711 m · ~11 min

Amenities nearby

Place Of Worship · 71 mHighland Ctr · 75 mGSH Clinic & Surgery · 82 mHotel · 143 mBoundary Road Park · 326 mSerangoon MRT Exit C · 640 mEducational Institution · 824 mBraddell Heights Community Club · 872 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 · 278 mNex · 743 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Vibes @ Kovan

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 641 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 37% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 641 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 15,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 54,000 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)641 m · about 119,000 weekday taps
Kovan (NE13)923 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 Vibes @ Kovan. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Simon Road-Kovan Road Area (URA)47 m
season S$90/month
Lim Tua Tow Rd Off St (URA)118 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Lim Tua Tow Rd (URA)139 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Lim Tua Tow Area (URA)163 m
season S$80/month
Blk 159A Hougang Street 11 (HDB)399 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. 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. Vibes @ Kovan's own car park, if it has one, and its charges are not in the open data.

Who's registered at Vibes @ Kovan?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Vibes @ Kovan as their registered address. These are registered businesses, not who occupies the space.

Education
2
Construction
1
Administrative and support services
1
Other services
1
Wholesale and retail trade
0
Accommodation and food services
0
Information and communications
0
Professional, scientific and technical services
0

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 Vibes @ Kovan

Where is Vibes @ Kovan?⌄

Vibes @ Kovan is at 93 Kovan Road, Singapore 548178, in the Hougang planning area.

What is Vibes @ Kovan zoned as?⌄

Vibes @ Kovan sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Vibes @ Kovan?⌄

Vibes @ Kovan is freehold.

What have units at Vibes @ Kovan sold for?⌄

Across 11 recorded transactions, the median price is S$1,986 psf. The latest was in August 2024.

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

Serangoon MRT is the closest, 711 m away (about a 11-minute walk).

How many businesses are registered at Vibes @ Kovan?⌄

10 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 Vibes @ Kovan.

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Tell me about Vibes @ 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 Vibes @ 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.

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 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.