THE SILVA GARDENS is a 80-year balance leasehold development along DA SILVA LANE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 5 units and is TOP 2007.
This profile draws on 0 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 19 years from TOP, THE SILVA GARDENS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for THE SILVA GARDENS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 0 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SILVA GARDENS dashboard.
- · OCR · D19 · 5 units
About THE SILVA GARDENS
THE SILVA GARDENS is a condominium, located at DA SILVA LANE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by DENESIDE PTE LTD, comprising 5 residential units, completed in 2007.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
THE SILVA GARDENS has recorded 2 rental transactions with monthly rents averaging $5,850/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $5,850/mo | $5,000/mo | $6,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $5,000/mo |
| 2024 | 1 | $6,700/mo |
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Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows THE SILVA GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SILVA GARDENS
- Kovan MRT
- Hougang MRT
- Holy Innocents'
- Xinmin Primary School
- Holy Innocents'
Nearby MRT Stations
THE SILVA GARDENS is 390m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of THE SILVA GARDENS, including 12 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Holy Innocents' High School | Secondary | 180m |
| Xinmin Primary School | Primary | 200m |
| Holy Innocents' Primary School | Primary | 260m |
| Xinmin Secondary School | Secondary | 350m |
| St. Gabriel's Primary School | Primary | 440m |
| Hougang Secondary School | Secondary | 620m |
| Hougang Primary School | Primary | 630m |
| Montfort Secondary School | Secondary | 700m |
| Montfort Junior School | Primary | 800m |
| Rosyth School | Primary | 910m |
| Yangzheng Primary School | Primary | 940m |
| Zhonghua Primary School | Primary | 970m |
Adequate lease horizon. Around 80 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Kovan sits about 0.39km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 5 units, THE SILVA GARDENS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Holy Innocents' High School sits about 0.18km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE SILVA GARDENS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE SILVA GARDENS?
What is the rental yield for THE SILVA GARDENS?
Is THE SILVA GARDENS freehold or leasehold?
How far is the nearest MRT from THE SILVA GARDENS?
What is the tenure of THE SILVA GARDENS?
How does THE SILVA GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SILVA GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 2 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE SILVA GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.