Aston Green
Overview & Key Facts
Aston Green is a rare breed on the Singapore property market: a freehold cluster housing development of just 11 strata-landed homes tucked along Paya Lebar Crescent in District 19. Completed in 2013 by E C Venture Pte Ltd, it occupies a quiet residential pocket between Bartley and Serangoon, offering residents the coveted combination of landed living — generous floor areas, private gardens, and multi-storey layouts — within a strata-managed community that removes the burden of individual exterior upkeep.
With only 11 units spread across two configurations — strata terrace and strata semi-detached — Aston Green is as intimate and private as a development can be. Floor areas range from approximately 4,069 sq ft for the terrace units to around 5,038 sq ft for the semi-detached homes, placing it firmly in the luxury strata-landed segment. At an average transaction price of S$2.8 million and PSF values in the S$636–S$720 range, it offers substantially more space per dollar than the condominium alternatives filling the surrounding neighbourhood.
Aston Green does not compete with mass-market condominiums and makes no attempt to do so. Its market position is squarely in the niche between traditional landed housing and high-rise condominium living — appealing to buyers who want landed scale and privacy without the full maintenance obligations of a standalone house. The very limited transactional history (three recorded sales since TOP) reflects the ownership profile: buyers who move in and stay.
Location & Connectivity
Paya Lebar Crescent sits in the quieter residential fringe of District 19, a mature estate that straddles the Hougang and Serangoon planning areas. The street itself is low-traffic and lined with landed homes and small developments, giving Aston Green a neighbourhood feel that larger condominiums in the area cannot replicate. Day-to-day conveniences are comfortably within reach: NEX Mega Mall at Serangoon is approximately 1 km away, Upper Serangoon Shopping Centre and a cluster of coffee shops and wet markets serve immediate grocery and dining needs, while the Kovan Food Centre and Heartland Mall Kovan are a short drive or bus ride east.
Public transport connectivity is functional rather than exceptional for a cluster housing development. Bartley MRT (Circle Line, CC12) is the nearest station at 0.75 km — a walkable 10-minute journey for most residents, though the route is suburban in character and not sheltered throughout. Serangoon MRT (Circle Line and North-East Line interchange, CC13/NE12) at 1.04 km provides access to Dhoby Ghaut and the CBD via a one-transfer ride. Motorists benefit more directly: the PIE and CTE are accessible in under 10 minutes, making Aston Green practical for those who commute by car to Tampines, the CBD, or the airport.
Education Corridor Advantage
Aston Green falls within striking distance of an unusually strong cluster of schools. Zhonghua Secondary (0.64 km) and Zhonghua Primary (0.69 km) are the closest, with Montfort Junior (0.93 km), Bartley Secondary (0.96 km), Cedar Girls' Secondary (1.07 km), and Paya Lebar Methodist Girls' Primary (under 0.5 km) all within easy reach. For families with school-age children, this density of quality schools within a 1 km radius is a meaningful advantage — particularly for the primary school balloting process where proximity to the school address matters.
The immediate surroundings are low-rise and quiet — a rarity in a district that has seen rapid densification along the Serangoon and Hougang corridors. The stretch of Paya Lebar Crescent where Aston Green sits has retained its landed character, and there are no current URA Master Plan indications of wholesale rezoning in the immediate vicinity. For buyers seeking tranquillity without retreating to the far northern or western suburbs, the address strikes a reasonable balance.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | secondary | Within 1 km |
| Zhonghua Primary School | primary | Within 1 km |
| Montfort Junior School | primary | Within 1 km |
| Bartley Secondary School | secondary | Within 1 km |
| Montfort Secondary School | secondary | ~1.0 km |
| Cedar Girls' Secondary School | secondary | ~1.1 km |
| Cedar Primary School | primary | ~1.1 km |
| Red Swastika School | primary | ~1.3 km |
Facilities
Facilities at Aston Green are deliberately minimal and appropriate for a development of just 11 homes. The shared amenities centre on a lap pool and private car parking for all units — functional provisions rather than a resort-style amenity deck. This is by design: cluster housing buyers at this price point are investing in private floor area and personal outdoor space rather than communal lifestyle features. Each unit benefits from its own private garden (particularly notable on ground-floor homes), multi-car driveway or garage parking, and the strata arrangement means the swimming pool and landscaped surroundings are shared among just a handful of households, ensuring it is never crowded.
With only eleven homes sharing a lap pool and manicured greenery, Aston Green offers the kind of facility exclusivity that residents of larger condominiums simply cannot access — no peak-hour queues, no noise from a hundred neighbours, and a genuine sense of ownership over communal space.
The trade-off is clear: residents seeking a gymnasium, tennis court, clubhouse, or BBQ pavilions will find the facilities list thin compared to mid-to-large condominium projects in the area. Aston Green's proposition is privacy and space, not lifestyle programming. Strata management handles exterior maintenance and pool upkeep, which is one of the key practical advantages over a freestanding landed house where the owner bears full responsibility for all external works.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,650,000 to $3,000,000, averaging $2,816,667.
Rents range from $8,000 to $8,000 per month across 2 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2023, the average PSF has appreciated by 13.2% (from $636 to $720 psf).
Neighbourhood Comparison
Direct comparisons with neighbouring condominiums are instructive but imperfect, because Aston Green is a different product category. Chuan Park (PSF S$2,596, 99-year leasehold), Florence Residences (PSF S$1,745, 99-year), Riverfront Residences (PSF S$1,588, 99-year), and Affinity at Serangoon (PSF S$1,698, 99-year) all transact at two to four times the PSF of Aston Green's strata-landed units — yet deliver approximately 900–1,600 sq ft of condominium space versus the 4,000–5,000 sq ft available here. The absolute price quantum is lower for most of those condominium options, making them accessible to a far wider buyer pool and more liquid in resale terms. However, none of them offer freehold tenure, private gardens, or multi-storey landed living.
For buyers choosing between Aston Green and a comparable cluster housing development elsewhere in D19, the primary differentiators are the quiet street location, the proximity to Zhonghua Primary for balloting purposes, and the freehold status. Those prepared to accept a longer hold period and a more patient resale process will find Aston Green's value proposition — freehold strata-landed at sub-S$750 PSF in a school-rich district — difficult to replicate in the current market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ASTON GREEN | Freehold | 2013 | 11 | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates ASTON GREEN across multiple dimensions.
What Residents Say
"We moved from a three-bedroom condo at Serangoon and the difference in lifestyle is night and day. The kids have a real garden to play in, the dog can roam freely, and I no longer hear my neighbour's TV through the wall. The lap pool is always empty when we want it. It's as close to landed living as we could afford without buying a detached house outright."
— Upgrader family from D19 condominium
"The location works well for us because my wife and I both drive to work — PIE access is straightforward and we can be at the CBD in 25 minutes off-peak. The school choices in the area were a big factor: two children in Zhonghua Primary and we're well within the 1 km priority band. The strata arrangement also means I don't have to spend my weekends maintaining the exterior or roof, which I would if we'd bought a terrace in Kovan."
— Professional couple with school-age children
"We're a three-generation household and the 5,000 sq ft semi-D gives us the space we genuinely need — a bedroom suite for my parents on the ground floor, our master upstairs, and a separate study for the children. You simply cannot find this kind of floor area in a condominium at anywhere near this price per square foot in District 19."
— Multi-generational family, strata semi-detached owner
Strengths & Weaknesses
- Freehold tenure — no lease decay, strong long-run land value preservation
- Generous unit sizes of 4,069–5,038 sq ft with private gardens and multi-car parking
- Extremely low PSF (S$636–S$720) versus condominium neighbours transacting at S$1,588–S$2,596 PSF
- Only 11 units — exceptional privacy, quiet shared facilities, minimal neighbour friction
- Strong school catchment: Zhonghua Primary and Secondary within 0.7 km, multiple quality schools under 1.1 km
- Strata management covers exterior maintenance — landed scale without full DIY upkeep
- Lap pool shared by just 11 households — never crowded, effectively semi-private
- Good road access — PIE and CTE within 10 minutes for car-owning households
- Established D19 neighbourhood with full amenity set: NEX Mall, wet markets, dining at Serangoon and Kovan
- High absolute price quantum (S$2.8–S$5M) limits buyer pool and reduces liquidity
- Very thin transaction history (3 sales since 2013) — extended resale timelines likely
- Bartley MRT at 0.75 km is walkable but suburban and partially unsheltered
- Minimal shared facilities — no gym, tennis court, clubhouse, or BBQ areas
- Small development means maintenance fees are spread across fewer owners, potentially higher per-unit
- Rental market is niche — expatriate or multi-generational tenants only; expect longer void periods
- No MRT step-out convenience; car ownership is practically required for comfortable day-to-day living
- Limited unit variety — only terrace and semi-detached configurations, no smaller entry-point options
Verdict
Aston Green is a compelling choice for a narrow but well-defined buyer: the family or individual who wants freehold, landed-scale living in a mature District 19 neighbourhood but is deterred by the maintenance overhead of a standalone house or the quantum of a true detached landed property. At S$2.8–S$5 million for 4,000–5,000 sq ft of freehold strata-landed space, the value per square foot is difficult to match within this part of Singapore. The freehold tenure, in particular, is a structural advantage given the surrounding competition is almost exclusively 99-year leasehold condominium stock.
Renters should note that rental yields of approximately 3.43% at S$8,000 per month are respectable for strata-landed housing — a segment that typically yields less than mass-market condominiums — though the rental pool for homes of this size and type is inherently thin. Landlords should expect longer void periods and a discerning tenant profile: expatriate families, multi-generational households, or professionals relocating from larger homes abroad. The investment case is not yield-driven; it is a capital preservation and quality-of-life play for owner-occupiers, with the freehold tenure providing long-run land value support.
Buyers who should look elsewhere include those prioritising MRT walkability (Bartley at 0.75 km is manageable but not seamless), extensive condominium-style facilities, or a highly liquid resale market. With only three recorded sales since 2013, Aston Green is illiquid by nature, and sellers may need to be patient. For the right buyer — typically a car-owning family seeking space, privacy, and a quality school catchment — it remains a well-kept D19 secret.