The Silver Fir
Overview & Key Facts
The Silver Fir occupies a quiet stretch of Butterworth Lane in District 15 — a neighbourhood that sits at the fringe where the urban pulse of Paya Lebar gives way to the residential textures of the old Katong and Geylang Serai quarters. Developed by Evansville Pte Ltd and completed in 2012, the development is a modest boutique of 33 units across a single block, positioned firmly at the compact, investor-oriented end of the D15 spectrum.
At 33 units, The Silver Fir is small enough that every decision — maintenance fees, sinking fund contributions, committee elections — is felt acutely by residents. The development carries freehold tenure, which in D15 has historically commanded a significant premium but which here, given the micro scale and modest 2012 vintage, is priced with unusual restraint. A median transacted price of S$1,030,000 and an average of S$1,067,133 positions this firmly within reach of investors and small-household owner-occupiers who want a freehold D15 address without stretching beyond the S$1.1M ceiling.
The buyer profile at The Silver Fir reflects the numbers: 47 rental transactions against just 6 resale transactions in the data record signals a predominantly tenanted building. This is a buy-to-let condo in its dominant use case, sustained by proximity to Paya Lebar interchange and a handful of sought-after primary schools within 1 km. The 3.26% gross yield is respectable for a freehold D15 asset in a sub-$1.1M price range — something few competitors in the district can match at this price point.
Location & Connectivity
The Silver Fir’s most defining locational asset is straightforward: Paya Lebar MRT interchange sits 0.59 km away, serving both the East-West Line and the Circle Line. That dual-line connectivity is a material advantage — the EW line runs from Pasir Ris to Tuas, and the CC gives direct access to Serangoon, Bishan, Bartley, and the Marina Bay arc without transferring. For the tenant profile that gravitates to this price range — professionals commuting to Raffles Place, Jurong East, or the one-north corridor — Paya Lebar interchange as a doorstep station is a genuine everyday convenience.
The broader D15 neighbourhood compounds this advantage. The Katong and Tanjong Katong strip — with its Peranakan shophouses, cafes, and independent restaurants — is under ten minutes by foot from the fringe of Butterworth Lane. Paya Lebar Quarter (PLQ) mall provides suburban-class retail within comfortable walking distance, housing a Cold Storage, cinema, and a dense food-and-beverage precinct that draws residents from across the sub-district. Dakota MRT (0.84 km) and Tanjong Katong MRT (0.94 km, TEL) add further optionality for tenants who prefer a shorter walk to a different line.
For drivers, the location is equally well served. The PIE and KPE are accessible within five minutes, providing quick corridors to the CBD, Changi Airport, and the industrial parks of Ubi and Tai Seng. The East Coast Parkway (ECP) feeds through to the East Coast Park waterfront, one of the few places in Singapore where a morning cycle or run alongside the sea is achievable within 10 minutes of leaving home. Geylang Serai Market and the Joo Chiat Complex add further texture for residents who prize walkable hawker culture over polished mall dining.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | primary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
Facilities
At 33 units and a single block, The Silver Fir offers the essential boutique set: a swimming pool, a small gymnasium, and landscaped common areas. There is no pretence of resort-scale amenities here — that is not the value proposition, and buyers who have done their research understand the trade-off. What the development does offer is low maintenance fees relative to its peers, a quiet residential atmosphere with minimal shared-facility congestion, and exclusivity in the sense that every resident knows every other resident. For a certain buyer profile — the landlord who wants zero drama from the MCST, or the couple who finds large mega-condo facilities intimidating — this is a feature, not a bug.
“Small development, quiet and clean. Pool is always available — never a queue. The gym is basic but serviceable for daily use. Management is responsive because the committee actually knows the residents by name.”
— Resident review via EdgeProp
The trade-off for boutique simplicity is the absence of amenities that many modern buyers treat as baseline expectations: no tennis court, no function room, no BBQ area, no concierge. Families with children who need play equipment, or residents who entertain frequently, will find the common facilities limiting. The development is calibrated for the working professional or investor who primarily values freehold tenure, MRT proximity, and school catchment — and for whom the pool and gym are adequate rather than centrepiece assets.
Unit Sizes & Layout
The 33 units at The Silver Fir were designed for the investor and small-household segment that D15 attracts most reliably. With an average transacted price around S$1,067,133 and a median of S$1,030,000, the units are most likely concentrated in the 1-bedroom and 2-bedroom configurations typical of 2012 boutique builds in the Paya Lebar fringe — compact but functional, with the usual trade-offs of that era: reasonable ceiling heights, adequate natural light for internal-facing units, and fixtures that are serviceable without being premium. Buyers who have seen the development in person report that individual units are well proportioned given their size, with no egregiously wasted hallway space — a minor but real advantage over some contemporaries.
The development’s single-block configuration means that unit selection is relatively uncomplicated: the main variable is floor level, orientation relative to Butterworth Lane, and proximity to common facilities. Upper-floor units benefit from reduced road noise and better cross-ventilation, while lower-floor units on the pool side offer immediate access to the outdoor facilities without lift dependency. Given the boutique scale, even ground-floor units do not feel oppressively overlooked in the way that low-floor units in large mega-developments sometimes do.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,591 | $902,500 |
| 2 BR | 2 | $1,474 | $1,396,400 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $760,000 to $1,420,000, averaging $1,067,133.
Rents range from $1,700 to $6,000 per month across 47 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2023, the average PSF has appreciated by 16.5% (from $1,445 to $1,684 psf).
Neighbourhood Comparison
The key comparisons in the D15 freehold sub-segment are instructive. Grand Dunman (99-year, 1,008 units, 2022) trades at S$2,537 psf — nearly double The Silver Fir’s implied PSF — offering superior facilities, newer finishings, and Dakota MRT adjacency, but with leasehold tenure and a far higher quantum. Emerald of Katong (99-year, 846 units, 2023) at S$2,640 psf replicates the pattern: excellent design and location at a leasehold price point that demands conviction in capital appreciation. The Continuum (freehold, 816 units) at S$2,790 psf is the only direct freehold-to-freehold comparator at scale, but the quantum differential — S$3M+ entry versus sub-S$1.1M at The Silver Fir — means they serve fundamentally different buyer pools.
Amber Park (freehold, 592 units, S$2,540 psf) is perhaps the closest in tenure philosophy but sits in a premium tier that prices out the landlord and first-entry buyer entirely. The honest framing is that The Silver Fir competes less with new launches and more with the pool of sub-S$1.5M freehold boutique condos scattered across D14 and D15 — where its Paya Lebar interchange proximity and Haig Girls’ doorstep genuinely differentiate it. Buyers who have considered Urban Treasures in D14 or the various freehold boutiques along East Coast Road will find The Silver Fir competitively positioned once MRT distance and school catchment are factored into the comparison.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SILVER FIR | Freehold | 2012 | 33 | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates THE SILVER FIR across multiple dimensions.
What Residents Say
“Bought here for the Haig Girls’ catchment and Paya Lebar MRT. Both delivered exactly as expected. The condo is quiet, well-maintained, and the committee actually gets things done. Not glamorous, but exactly what I needed.”
— Owner-occupier review via PropertyGuru
“Good for rental investment — my tenant renewed twice without any issue. Paya Lebar interchange is genuinely walkable and PLQ has all the daily needs covered. Only gripe is the gym is quite small and the pool could be better maintained. But for the price point and freehold, it’s hard to find fault.”
— Landlord review via EdgeProp
“The size of the development means it’s peaceful and you actually know your neighbours. On the other hand, facilities are minimal — if you want tennis, BBQ pits, or a function room, look elsewhere. The trade-off is the location: Paya Lebar MRT is genuinely close and Haig Girls’ is practically at the end of the road.”
— Resident review via 99.co
The pattern across review platforms is consistent: residents and landlords rate the location — particularly MRT access and school proximity — as the standout advantage, while acknowledging that facilities are limited by boutique scale. Transaction data on EdgeProp confirms that the tenanted investor model dominates, with resale volumes low but steady and no distressed sales visible in the record. The small MCST is noted positively by those who have lived in large-development committees and found the management overhead frustrating.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership in an appreciating D15 sub-market
- Paya Lebar EW+CC interchange at 0.59 km — dual-line access within walking distance
- Haig Girls' School 0.27 km — top primary school effectively at the doorstep
- Sub-S$1.1M median price for a freehold D15 condo — strong entry-level value
- 3.26% gross yield sustained by 47 rental transactions — proven investor-grade demand
- Kong Hwa, Tao Nan, and Tanjong Katong Primary all within 0.72 km — strong P1 ballot odds
- PLQ mall and Paya Lebar commercial hub walkable — daily errands without a car
- Boutique 33-unit MCST — responsive management, no over-subscribed facilities
- Steady PSF appreciation: S$1,445 → S$1,527 → S$1,684 across recorded periods
- EtonHouse International 0.76 km — expat tenant catchment for premium rental upside
- Only 33 units — limited resale liquidity, fewer buyers per listing cycle
- Boutique facilities: pool and gym only — no tennis court, function room, or BBQ facilities
- Built 2012, ~14 years old — bathroom and kitchen fitout likely due for a renovation cycle
- Just 6 recorded resale transactions — thin comparable pool makes valuation less predictable
- No concierge or 24-hour security — basic guardhouse arrangement typical of boutique builds
- Butterworth Lane is a minor road with limited independent retail and dining options immediately nearby
- Small gym unlikely to satisfy fitness-focused residents — supplementary gym membership probable
- No car-park ratio data readily visible — verify parking availability before committing
Verdict
The Silver Fir is a condo for buyers who have done the arithmetic. Freehold tenure in D15, within 600 metres of a dual-line MRT interchange, with Haig Girls’ School 270 metres away, and a median transacted price under S$1.1M: that combination does not appear often in the Singapore market. The size and facility set are boutique by any standard — buyers arriving from larger developments will notice the reduction in amenity — but the location and tenure quality are well above what the entry price suggests.
For investors, the case is particularly clear. A 3.26% gross yield on a freehold D15 asset, sustained by 47 rental transactions, is evidence of genuine rental demand rather than speculative projections. The tenant pool is drawn from professionals working in the Paya Lebar commercial corridor, Mapletree Business City, and the broader east-side employment base. Paya Lebar’s ongoing transformation as a commercial and retail hub since PLQ’s 2018 opening has progressively reinforced the catchment quality. The risk profile is lower than many D15 boutique buildings at comparable prices because the MRT proximity creates an anchoring effect on demand.
The nuance is in the comparison. Grand Dunman and Emerald of Katong offer new-build quality and superior facilities in the same sub-district, but at roughly 2.4–2.6x the PSF of The Silver Fir — a premium that implies a belief in significant further capital appreciation from a much higher base. The Continuum offers freehold tenure at scale (816 units) but at S$2,790 psf, placing it in an entirely different investment thesis. The Silver Fir’s PSF trend — S$1,445 rising to S$1,527 and then S$1,684 over three periods — shows steady, unspectacular appreciation consistent with a well-located freehold asset in a maturing sub-market. For buyers who are not trying to catch a wave but simply want durable freehold exposure to D15 with minimal downside, this is a well-defined proposition.