THE SILVER SPURZ is a freehold development along BRIGHTON AVENUE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 7 units and is TOP 2007.
This profile draws on 5 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 SILVER SPURZ 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 SILVER SPURZ 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 5 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SILVER SPURZ dashboard.
- Average sale price: $2,660,800 across 5 transactions
- District 19 PSF ranking: Value tier (top 87%)
- Freehold tenure · OCR · D19 · 7 units
About THE SILVER SPURZ
THE SILVER SPURZ is a freehold condominium, located at BRIGHTON AVENUE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by GOODLAND DEVELOPMENT PTE LTD, comprising 7 residential units, completed in 2007.
As a freehold property, THE SILVER SPURZ does not face lease decay concerns.
Sales Market Overview
THE SILVER SPURZ has recorded 5 sale transactions with an average transaction price of $2,660,800, ranging from $1,659,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $865 psf | $2,280,000 | — |
| 2023 | 2 | $891 psf | $2,362,000 | ↑ 3.1% |
| 2024 | 1 | $1,138 psf | $3,000,000 | ↑ 27.7% |
| 2025 | 1 | $1,251 psf | $3,300,000 | ↑ 10.0% |
THE SILVER SPURZ ranks in the top 87% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE SILVER SPURZ trades 35% below the segment benchmark.
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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 SILVER SPURZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SILVER SPURZ
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Lorong Chuan MRT
- Serangoon Secondary School
- Cedar Primary School
- Yangzheng Primary School
Nearby MRT Stations
THE SILVER SPURZ is 1.2 km from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Serangoon | NE12 | North-East Line | 1.2 km |
| Serangoon | CC13 | Circle Line | 1.2 km |
| Kovan | NE13 | North-East Line | 1.3 km |
| Lorong Chuan | CC14 | Circle Line | 1.4 km |
Nearby Schools
There are 23 schools within 2 km of THE SILVER SPURZ, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Serangoon Secondary School | Secondary | 130m |
| Cedar Primary School | Primary | 530m |
| Yangzheng Primary School | Primary | 580m |
| Cedar Girls' Secondary School | Secondary | 610m |
| Xinghua Primary School | Primary | 740m |
| Serangoon Garden Secondary School | Secondary | 880m |
| Xinmin Secondary School | Secondary | 900m |
| Xinmin Primary School | Primary | 1.1 km |
| Rosyth School | Primary | 1.1 km |
| Zhonghua Secondary School | Secondary | 1.2 km |
| Zhonghua Primary School | Primary | 1.2 km |
| Bowen Secondary School | Secondary | 1.3 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 7 units, THE SILVER SPURZ 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. Serangoon Secondary School sits about 0.13km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.18km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 5 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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE SILVER SPURZ sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 5 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 SILVER SPURZ?
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Is THE SILVER SPURZ freehold or leasehold?
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What is the tenure of THE SILVER SPURZ?
How does THE SILVER SPURZ compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SILVER SPURZ?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions 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 SILVER SPURZ
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.