Overview & Key Facts
Matlock Residences is one of Singapore's most discreet addresses — a six-unit strata landed enclave tucked along Matlock Rise in District 13, completed in 2011 by Dunsfold Residences Pte Ltd. With just six detached strata houses ranging from 5,295 to over 6,000 square feet each, this is not a condominium in the conventional sense: it is a private gated compound where each family occupies an entire multi-storey house with its own car porch, patio, and individual jacuzzi pool.
The development sits at the intersection of old Serangoon charm and new-generation family living. Matlock Rise is a quiet residential cul-de-sac, shielded from the bustle of Upper Serangoon Road, yet close enough to Lorong Chuan MRT and the Serangoon interchange for daily practicality. With only three recorded resale transactions since completion, Matlock Residences speaks to an owner profile that buys for the long term — the antithesis of speculative property investment.
Average transacted prices have ranged from approximately $3.35 million to $3.56 million, with individual unit values potentially reaching $7 million at the top of the range. At an effective PSF of $593 to $762 on strata area, Matlock Residences offers a genuinely rare proposition in Singapore's landed market: freehold strata bungalow living in a Catholic school belt location, without the outright landed restrictions that foreign buyers face.
Location & Connectivity
Matlock Rise sits within the Serangoon fringe of District 13, a leafy residential enclave bounded by Upper Serangoon Road to the north and the Braddell corridor to the south. The address is walkable to Lorong Chuan MRT (Circle Line) in approximately 0.47 km — a comfortable five-to-seven minute stroll — placing residents one stop from Serangoon interchange (NE/CC) and three stops from Bartley, where Cedar Girls' Secondary and the Bartley area secondary schools are clustered.
The immediate neighbourhood is characterised by low-rise private housing: detached and semi-detached bungalows along Matlock Rise and adjacent streets, interspersed with small-footprint condominiums that rose during the 2000s and 2010s. There is no commercial noise or hawker centre foot traffic directly on Matlock Rise itself, giving the street a suburban tranquillity that is rare this close to an MRT station. NEX Serangoon Mall — a major suburban shopping and F&B hub — is reachable in under 15 minutes on foot or a few minutes by car.
The Catholic school belt is a significant draw for families with school-going children. Maris Stella High (Primary and Secondary) is 1.09 km away, making the 1 km registration radius a realistic target for residents who move in early enough. De La Salle School at 1.35 km and Cedar Girls' Secondary at 1.60 km add to a concentration of well-regarded schools that parents in this district actively seek.
School Registration Note
Phase 2A of Primary 1 registration grants priority to children of alumni and staff. Maris Stella High Primary (1.09 km) and Stamford Primary (1.34 km) fall within practical consideration distance for Matlock Residences owners. Families prioritising school proximity should verify the latest registration radii, as the Ministry of Education reviews these periodically.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | primary | ~1.1 km |
| Maris Stella High School | secondary | ~1.1 km |
| Stamford Primary School | primary | ~1.3 km |
| Assumption Pathway School | secondary | ~1.3 km |
| De La Salle School | primary | ~1.4 km |
| Cedar Girls' Secondary School | secondary | ~1.6 km |
| Ai Tong School | primary | ~1.6 km |
| Cedar Primary School | primary | ~1.6 km |
Facilities
Given the ultra-boutique scale of just six units, Matlock Residences does not operate like a standard condominium with shared clubhouse facilities. Instead, the developer designed each unit with its own private patio-level jacuzzi and plunge pool — effectively eliminating the need to share a lap pool with neighbours. Each unit also includes a private car porch sized for two vehicles, a gym space, and a BBQ pit area. The compound as a whole is gated with 24-hour security, which at six units means an exceptionally low resident-to-guard ratio.
The trade-off is obvious: there is no full-length lap pool, no tennis court, no function room, and no concierge desk. Residents who value expansive clubhouse infrastructure and resort-style amenities will need to recalibrate their expectations. What Matlock Residences offers instead is privacy as an amenity in itself — the ability to use your own pool, your own patio, and your own outdoor space without scheduling, without noise, and without neighbours watching from surrounding units.
"Having our own pool and jacuzzi on the patio means we actually use it every week. In our previous condo the shared pool always felt like a public space — here it genuinely feels like a holiday home."
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $3,180,000 to $4,150,000, averaging $3,560,000.
Rents range from $8,000 to $8,000 per month across 1 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 28.6% (from $593 to $762 psf).
Neighbourhood Comparison
Competing D13 condominiums — The Woodleigh Residences ($2,227 PSF), Park Colonial ($2,142 PSF), and The Tre Ver ($1,919 PSF) — represent a fundamentally different product category. Those are high-density condominium towers offering shared facilities, professional management, and active secondary markets. Comparing them directly to Matlock Residences on PSF alone misses the point: at 5,400 sqft of strata landed house, you are buying a completely different mode of living. On absolute quantum, Matlock Residences at $3.35–3.56 million is actually cheaper than a large penthouse at The Woodleigh Residences or Park Colonial, while delivering twice to three times the floor area.
The more meaningful comparison is against other strata landed clusters in D13 and adjacent D19 — developments like Luxus Hills or boutique cluster projects along Caldecott and Thomson Road. Among those peers, Matlock Residences competes well on location (Lorong Chuan CC walkability is stronger than many Seletar or Yio Chu Kang cluster projects) and freehold tenure, though it trails significantly on shared amenities and transaction liquidity. Buyers comparing strata landed options in the $3–5 million bracket should weigh Matlock's extreme privacy and CC line access against the marginally better amenity packages of larger cluster developments in D19 and D28.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MATLOCK RESIDENCES | Freehold | 2011 | 6 | — |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,227 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,703 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,142 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,865 |
ShiokNest Scores
Our proprietary scoring system evaluates MATLOCK RESIDENCES across multiple dimensions.
What Residents Say
"We looked at a number of boutique strata landed projects before choosing Matlock. The private pool was the clincher — with two young children, having your own water space without worrying about other residents is invaluable. The Lorong Chuan MRT distance is manageable on foot even in the heat."
"The scale of the unit was the main reason we bought here. We moved from a 1,700 sqft condo and the difference in liveable space is night and day. Six units means almost zero corridor traffic and noise — it genuinely feels like a private estate. The downside is that it's very quiet; if you're used to condo community life, the adjustment takes time."
"For families with children at Maris Stella, this is a location that works extremely well. The school run is short, the neighbourhood is safe and low-traffic, and the house is big enough that everyone has their own space. We have no plans to move."
Strengths & Weaknesses
- Freehold tenure — permanent ownership with no lease decay
- Exceptional unit size (5,295–6,049 sqft) — genuine house-scale living
- Each unit has its own private jacuzzi and patio pool
- Lorong Chuan CC MRT walkable at 0.47 km
- Ultra-boutique at 6 units — virtually zero shared-space congestion
- Maris Stella High Primary within 1.09 km (1 km P1 registration catchment)
- Strata title allows potential eligibility for PRs and some foreigners
- Low-traffic, quiet cul-de-sac address on Matlock Rise
- Double car porch per unit — rare in condominium context
- PSF ($593–$762) competitive for freehold strata landed of this size
- Extremely illiquid — only 3 resale transactions in 13+ years
- Minimal shared amenities (no lap pool, tennis court, or function room)
- Low investment score (35/100) — not suitable for short-term buyers
- Only 1 rental record — near-impossible to rent out profitably
- Gross yield of 2.87% is modest for the quantum
- D13 Serangoon fringe lacks the capital growth profile of CCR landed
- Six-unit MCST — any disagreement among owners on maintenance decisions is amplified
- Limited price discovery — valuations are uncertain due to thin transaction volume
- No full-length lap pool (individual jacuzzis only)
- High absolute quantum ($3.35–3.56M average) limits buyer pool
Verdict
Matlock Residences is a property that demands a very specific buyer: a Singapore family — typically citizens or long-term PRs — seeking the privacy and floor area of landed living without the full maintenance obligations of an outright bungalow, and willing to accept extremely limited resale liquidity in exchange for a freehold strata title and a Lorong Chuan MRT address. For that buyer, it is close to ideal. For any buyer with a near-term investment horizon, it is almost entirely unsuitable.
The investment metrics are stark. Only three resale transactions have been recorded since completion in 2011, and just one rental record exists. A gross yield of 2.87% is modest relative to the quantum ($3.35–3.56 million average), and the PSF uplift from $593 to $762 — while directionally positive — is modest for a 13-year window. D13 is not a CCR district, and strata landed housing in the Serangoon fringe does not command the same capital growth trajectory as prime freehold landed on the Nassim or Orchard Belt.
That said, the lifestyle proposition is exceptional for its price bracket. Where else in Singapore can a family of five live in a 5,400 sqft freehold house with a private pool, less than 500 metres from an MRT station, with Maris Stella High Primary within 1.1 km, and no upstairs neighbours? For families who have found the right unit, Matlock Residences is a home — not a trade. And for freehold strata bungalow living at these sizes, $3.5 million in 2026 remains genuinely competitive against comparable private landed stock in the broader D13/D19 corridor.