Space @ Kovan
Yio Chu Kang Road · District 19 · Outside Central Region (OCR) · Freehold
Space @ Kovan is an apartment development in District 19 (OCR). Based on 36 URA-recorded transactions from 2021–2026, its median price is $839,000, with prices moving about 2.2%/yr and a gross rental yield near 4.1%.
The verdict · for an investor
Space @ Kovan · Apartment · District 19 · Freehold
Space @ Kovan is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 10 min on foot; 7 supermarkets, 2 food & retail spots nearby.
- Rentable — ~4.1% gross yield; transport nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 1-bed +24.4%, 3-bed +19.9%, 2-bed +11.6% since 2021.
- Inside Punggol Digital District — a government-committed long-term catalyst.
- Steady ~4.1% gross rental yield.
What's holding it back
- No Primary-1 priority school within 1km.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 420 sqft (1-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 420 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $0.69M
Aim at the middle or below. A patient buyer has been getting closer to $0.67M.
If you’re selling
~$0.72M
List at the top of fair; realistic close is $0.69M–$0.70M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$168k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~2.2%/yr), and past pace never promises the future.
Built from URA transactions for Space @ Kovan — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Space @ Kovan
Outside Central Region (OCR) · District 19 · ~$1,535 psf · 4.1% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans, steady immigration and rising rents are holding them up. For Space @ Kovan, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,535 psf, Space @ Kovan is priced below similar new projects nearby — good value against its peers. Its own prices are only creeping up (~2.2%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
Space @ Kovan's own prices have softened — about -9% in the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,972 units, from 2027).
Supports prices
New launches in this district are selling well — 4 recent ones are around 96% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
Supports prices
Rents at Space @ Kovan are up ~3% over the last couple of years — good if you're renting it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,535 psf is ~16% below similar nearby projects (~$1,832). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Space @ Kovan has grown ~2.2%/yr over ~5 years. Similar nearby: Chuan Park 1.9%, The Florence Residences 1.5%, Riverfront Residences 4.2%, Affinity At Serangoon 1%, Kingsford Waterbay 1.9% — a 1–4.2%/yr spread (most around 1.9%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$839,000
2021–2026 (URA)
Appreciation
2.2%/yr
median trend
Gross yield
4.1%
~$5.2/psf rent
Lease
Freehold
Space @ Kovan median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Space @ Kovan fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Space @ Kovan
Questions people ask about Space @ Kovan
Is Space @ Kovan freehold or leasehold?
Space @ Kovan is a freehold development in District 19 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does Space @ Kovan cost per square foot?
Recent transactions at Space @ Kovan are around $1,535 psf. Across its record, transacted prices range from $595,000 to $1,745,000.
Which primary schools are near Space @ Kovan?
Within 1–2 km: Zhonghua Primary School, Paya Lebar Methodist Girls' School (primary), Yangzheng Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Space @ Kovan?
The nearest MRT is Serangoon MRT, about 630 m away (straight-line).
Has Space @ Kovan gone up in value?
Across 36 URA-recorded transactions (2021–2026), prices at Space @ Kovan have moved about 2.2% a year on average, with a gross rental yield near 4.1%. That is a past record, not a forecast.
What condos are comparable to Space @ Kovan?
Within a short walk: Casa Cambio, Forest Woods, Suites @ Paya Lebar, Jade Residences, The Minton. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Space @ Kovan a good buy?
Space @ Kovan sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.