Silverscape
Overview & Key Facts
Silverscape is a compact freehold development tucked along Lorong 32 Geylang in District 14, completed in 2015 by MM Capital Pte Ltd. With just 45 units spread across a single low-rise block, it belongs to the category of boutique freehold projects that dot the inner-ring Geylang–Aljunied corridor — properties that trade prestige and facilities for tenure security, central-fringe location, and sharply competitive pricing.
The development sits at the eastern edge of District 14, within the residential pocket bounded by Sims Avenue to the south and the Kallang-Paya Lebar Expressway to the east. This area has quietly evolved over the past decade: the old-world Geylang shophouse belt still anchors its identity, but the adjacent Paya Lebar Quarter, Dakota estate redevelopments, and the completed Downtown Line have pulled the neighbourhood firmly into the mainstream private housing map.
What Silverscape trades away in scale, it attempts to claw back in fundamentals: freehold tenure, walkable access to three MRT stations, and a strong cluster of schools on its doorstep. For buyers whose mental model of a condo is a resort-style mega-development, this is not that. For buyers who treat the condo as a well-located freehold asset with an acceptable communal lift and pool, Silverscape sits in a well-understood niche.
Location & Connectivity
MRT access is genuinely a strength here. Dakota MRT on the Circle Line is approximately 490m away — a 6-7 minute walk along Lorong 32 and Old Airport Road. Aljunied MRT on the East-West Line is 640m in the opposite direction, and the Paya Lebar interchange (East-West + Circle) sits 870m east. For a boutique development, having three MRT options within a kilometre — including one interchange — is an unusually strong transit profile.
For drivers, the Kallang-Paya Lebar Expressway (KPE) is accessible within minutes, placing the CBD about 10-12 minutes away in off-peak conditions and Changi Airport roughly 15 minutes out. The east-west spine of Sims Avenue and Geylang Road provides arterial surface-road options when expressways are congested. Paya Lebar Quarter, Kallang Wave Mall, and Singapore Sports Hub are all short drives.
The immediate neighbourhood is where Silverscape’s character sharpens. The Geylang side of the address carries well-known cultural associations — the area is famous for its 24-hour supper spots, hawker institutions, and a nightlife belt that some buyers welcome and others avoid. On the upside, this means genuinely excellent food access: Old Airport Road Food Centre, one of Singapore’s most celebrated hawker centres, is a 10-minute walk away. Paya Lebar Quarter and PLQ Mall handle the modern-retail side of life within a short bus ride.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | ~1.3 km |
| Tao Nan School | primary | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.5 km |
Facilities
Set expectations clearly: Silverscape is a 45-unit boutique development. There is no clubhouse, no tennis court, no grand lobby. What the development offers is the standard boutique-condo package — a swimming pool, a basic gym, and a small BBQ area within landscaped grounds. Common-area maintenance is accordingly lean, which keeps monthly fees reasonable but also means the facility experience depends heavily on how well the MCST maintains what is there.
“Boutique freehold projects like Silverscape are never bought for the facilities. They’re bought for the tenure, the location, and the price per square foot — and residents know going in that the pool is functional, not aspirational.”
— General observation on boutique freehold developments in the Geylang–Aljunied belt
For households who value facility breadth, this is a clear negative. For buyers who already have gym memberships, play sports at nearby ActiveSG venues (Old Airport Road Sports Centre is 10 minutes’ walk), or treat the pool as a weekend bonus rather than a daily amenity, the trade-off is rational. The Singapore Sports Hub at Kallang is a 5-minute drive and offers facilities that dwarf anything a 45-unit condo could provide.
Unit Sizes & Layout
Silverscape’s unit mix leans toward the compact end of the market — an intentional positioning given the project’s 2015 completion, when developers were pushing shoebox and 1-2 bedroom configurations to hit attractive quantum price points. Expect a mix of 1-bedroom and 2-bedroom units in the 450–850 sqft range, with a small number of larger formats. The median transaction of around S$645,000 and average PSF near S$1,614 reflects this quantum-efficient positioning: entry-level absolute pricing, mid-range PSF.
Within a 45-unit single-block development, orientation matters more than stack selection. Units facing away from Lorong 32 and toward the inner landscaped area will enjoy better acoustics and privacy; units on the lower floors facing the street will pick up more traffic noise and will feel the heat of the afternoon sun more sharply. Viewing the specific unit — at different times of day — is essential here in a way it simply isn’t for large developments with standardised stacks.
Interior finishings are consistent with the development’s mid-market 2015 positioning — functional rather than luxurious. Most units transacted on the resale market have been at least partially renovated, and buyers should budget for kitchen and bathroom upgrades if acquiring an unrenovated unit. The compact floor plates leave less room for walls-moved reconfiguration, so layout compatibility should be assessed before purchase.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 13 | $1,549 | $647,385 |
| 1 BR | 1 | $1,438 | $805,000 |
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $595,000 to $805,000, averaging $658,643 (~$1,605 psf).
Rents range from $1,550 to $3,900 per month across 128 rental transactions. Current rental yield sits at approximately 4.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 9.2% (from $1,455 to $1,589 psf).
Neighbourhood Comparison
Within District 14, Silverscape’s direct peers are defined less by size (which is incomparable) than by price-point and buyer profile. Parc Esta (99-year from 2018, 1,399 units, PSF ~$2,182) offers vastly more facilities and a newer lease, but at a 35%+ PSF premium and without freehold certainty. Sims Urban Oasis (99-year from 2014, 1,024 units, PSF ~$1,760) is closer in vintage and similarly well-located but also leasehold. Penrose and The Antares sit in comparable PSF territory, both leasehold and both larger.
The freehold tenure is the defining differentiator. Among D14 developments within 1km of Dakota, Aljunied, or Paya Lebar MRT, freehold options are a small minority — and boutique freehold options at sub-S$700,000 quantum are scarcer still. Silverscape’s real competition is therefore not the mega-developments up the road, but other boutique freehold projects in the Geylang–Aljunied belt, where lot-by-lot differences in building quality, maintenance, and specific street character matter more than the aggregate market data can capture.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SILVERSCAPE | Freehold | 2015 | 45 | $1,605 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates SILVERSCAPE across multiple dimensions.
What Residents Say
Publicly available resident feedback on Silverscape is sparse — a function of the project’s small unit count and the fact that boutique developments rarely generate the volume of reviews that mega-developments attract. What does emerge from listing-site commentary and tenant feedback is a consistent pattern around the fundamentals: renters appreciate the MRT walkability and food access, owners value the freehold tenure, and the criticisms cluster around the lean facilities offering and the broader Geylang context rather than building-specific complaints.
“The location is unbeatable for the price — three MRTs within walking distance and Old Airport Road hawker centre nearby. You’re not coming here for the pool, you’re coming here for the freehold and the convenience.”
— Typical tenant-profile feedback for boutique freehold developments in the Geylang corridor
Tenant turnover in the 125 recorded rental transactions skews toward working professionals, young couples, and a segment of international renters who value transit access over facility breadth. Median rent of S$2,500 against median transacted price of S$645,000 produces the headline 4.65% gross yield — above the District 14 condo average and well above prime-district benchmarks.
Strengths & Weaknesses
- Freehold tenure — rare at this quantum in D14
- Three MRT stations within 1km (Dakota, Aljunied, Paya Lebar interchange)
- Low entry quantum (~S$645K median transacted) for freehold central-fringe
- Strong gross rental yield at ~4.65%, above district average
- Geylang Methodist Primary & Secondary schools at the doorstep (under 200m)
- Kong Hwa, Tao Nan, Haig Girls within a 1.5km arc
- Old Airport Road Food Centre within 10 minutes walk
- Walkability score of 85/100 — strong for a boutique development
- KPE and Paya Lebar Quarter quickly accessible by car
- Proven rental demand with 125 recorded rental transactions
- Only 45 units — minimal facilities (basic pool, small gym)
- Geylang address carries resale-narrative considerations
- Compact unit mix — limited 3-bedroom family options
- Interior finishings reflect mid-market 2015 positioning
- Low transaction volume (13 sales) — less price discovery
- Street-facing lower floors may pick up traffic noise
- No clubhouse, no tennis, no lifestyle facilities
- Limited PSF appreciation ceiling vs newer leasehold peers
- MCST governance weight falls on a very small unit base
Verdict
Silverscape is a focused value proposition. It is not trying to compete with Parc Esta’s 1,399-unit resort footprint or Penrose’s newer facilities suite. It is a boutique freehold asset at a quantum that lets dual-income singles, young couples, or investors enter District 14 without stretching. For that buyer, the combination of three MRT stations within a kilometre, freehold tenure, strong school coverage (Geylang Methodist Primary and Secondary at the doorstep, Kong Hwa within 500m), and gross rental yield above 4.5% is genuinely competitive.
The case is less strong for families who need three or more bedrooms, households who place high value on facility breadth, or buyers who will not be comfortable with the Geylang address during the resale conversation 10 years from now. Those buyers will find more aligned options in Parc Esta, Sims Urban Oasis, or the Dakota enclave slightly north — at a meaningful PSF premium but with a profile that matches their brief.
The honest summary: Silverscape is an excellent candidate for yield-focused investors and compact-footprint own-stayers who understand precisely what they are buying. At ~4.65% gross yield and a freehold tenure that removes the 99-year lease-decay anxiety entirely, the investment math is solid. The biggest risk is not the building — it’s the narrative surrounding the Geylang address, which can dampen resale liquidity relative to equivalent assets in Dakota or Katong.