District 19 · Hougang · OCR
Spazio @ Kovan
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,660
+7.2% vs district median
Gross yield
3.9%
median rent $3,100/mo
3-year gain
17.6%
Transactions · 5y
16
1 in last 12 months
Nearest MRT
Serangoon Mrt Station · 752.279m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+173% premium
HDB median $608 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
-
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 232m · Paya Lebar Methodist Girls' School (Primary) 876m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 861m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 987m
Green
Jln Geneng Interim Pk · 318m - 9 parks within 1km
Mall
Icb Shopping Centre · 61m
Health
Serangoon Polyclinic (polyclinic) · 625m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
Price trend average PSF by year
2021
$1,389
2022
$1,361
-2%
2023
$1,411
+3.7%
2024
$1,480
+4.9%
2025
$1,660
+12.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $5.56 | 4.0% | 12 |
| 2BR | $2,900/mo | $5.27 | 3.8% | 55 |
| 3BR | $3,300/mo | $4.40 | 3.2% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $840,000 | 506 | $1,660 | 01-05 |
| Jul 2024 | $945,000 | 646 | $1,463 | 01-05 |
| May 2024 | $1,185,000 | 1,076 | $1,101 | 01-05 |
| May 2024 | $839,999 | 506 | $1,660 | 01-05 |
| Apr 2024 | $978,888 | 678 | $1,444 | 01-05 |
| Apr 2024 | $820,000 | 474 | $1,731 | 01-05 |
| Nov 2023 | $888,000 | 560 | $1,586 | 01-05 |
| Sept 2023 | $815,000 | 495 | $1,646 | 01-05 |
| Mar 2023 | $1,088,000 | 1,023 | $1,064 | 01-05 |
| Feb 2023 | $1,030,000 | 764 | $1,348 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Spazio @ Kovan actually sell for - this project trades at 2.6× the nearest block’s PSF.