The Silver Spurz

Overview & Key Facts

The Silver Spurz occupies a quiet corner of Brighton Avenue in District 19 — a short, leafy residential road that runs between Upper Serangoon Road and Serangoon Gardens Way, flanked on both sides by two-storey landed houses and low-rise private estates. Developed by Goodland Development Pte Ltd and completed in 2007, it is among the smallest private condominiums in Singapore: just seven units standing on a compact freehold plot. If The Minton represents one end of the D19 spectrum — a 1,145-unit mega-development with resort-scale facilities — The Silver Spurz sits definitively at the other.

With only seven units, the development functions less like a conventional condominium and more like a boutique cluster of large private residences sharing a common address and a gated compound. The average transaction price of S$2.66 million — and a median hitting S$3 million — places it firmly in the upper tier of OCR pricing, a reflection not of PSF efficiency but of absolute unit size. Buyers here are not purchasing a two-bedroom investment apartment; they are acquiring what is effectively a large private home within a secure, near-anonymous compound in one of Singapore’s most established residential enclaves.

Goodland Development is a boutique developer with a portfolio of small-scale freehold residential projects across Singapore, typically in mature, landed-adjacent neighbourhoods. The Silver Spurz fits this profile precisely: understated, privately scaled, and positioned at the interface of the landed and private condominium markets. The development’s low transaction volume — only five recorded sales — and total absence of rental data are not anomalies but structural features of what it is: a home, not an investment instrument.

Location & Connectivity

Brighton Avenue is one of those streets that appears on almost no one’s mental map of Singapore’s property market, yet sits in a neighbourhood that residents consistently describe as among the most liveable in the north-east. The surrounding Serangoon Gardens and Kovan areas are defined by low-rise landed housing, mature trees lining kerb-less roads, and a pace of life that feels genuinely removed from the city’s density — even as NEX mall, Cedar Primary School, and Serangoon MRT are all reachable within a short drive.

The honest MRT picture is the most significant practical constraint this development carries. All three nearby stations exceed 1 kilometre on foot. Serangoon MRT (North-East Line / Circle Line interchange) is the closest at 1.18 km — a distance that becomes a 12–14 minute walk in Singapore’s heat and humidity, carrying bags or with young children. Kovan MRT (North-East Line) is 1.31 km; Lorong Chuan MRT (Circle Line) is 1.39 km. Bus services operate on Upper Serangoon Road and Serangoon Gardens Way, but this is categorically a car-dependent address. Residents without a car or driver will find daily commuting materially more difficult than at MRT-proximate alternatives in the same district.

For drivers, the positioning is considerably more agreeable. The CTE is accessible via Upper Serangoon Road in under five minutes, placing Orchard Road at approximately 15–18 minutes in off-peak conditions and the CBD at around 20–25 minutes. Serangoon Gardens Circus — a 10-minute walk or two-minute drive — provides a compact cluster of coffee shops, hawker stalls, and convenience retail. The NEX shopping mall at Serangoon, with its FairPrice Xtra, public library, cineplex, and food court, is a four-minute drive and represents the primary large-format retail destination for most Brighton Avenue households.

The school catchment is a genuine asset. Cedar Primary School sits just 0.53 km away, well within the 1 km Phase 2B priority distance for P1 registration. Yangzheng Primary (0.58 km) and Cedar Girls’ Secondary (0.61 km) round out a school cluster that is meaningfully better than the D19 average and represents a real draw for families with multiple school-age children.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

There is no diplomatic way to frame a seven-unit development’s facilities: they are minimal by design and necessity. A standard private condominium of this scale will typically offer a small swimming pool, basic gym equipment in a compact room, and a covered car park — nothing more. There is no clubhouse, no tennis court, no function room, no playground, no lap pool, no onsen. Residents who value resort-style amenities, an in-compound swimming pool for daily laps, or facilities to entertain guests will need to look elsewhere entirely.

This is not a failing of the development so much as an honest description of the asset class. The Silver Spurz is priced as a large private residence, not as a lifestyle condominium. Its “facilities” are effectively the compound’s security, the green buffer of Brighton Avenue, and the broader neighbourhood’s amenities — the Serangoon Gardens area, the Bishan-Ang Mo Kio Park connector, and the established landed-enclave streetscape that no high-rise development can replicate. For buyers comparing this to a larger project, the facilities gap is large and real. For buyers who are comparing this to landed property, the gap largely disappears — a landed house also has no shared pool or gym.

Pricing & Market Position

Based on 5 recorded transactions, sale prices range from $1,659,000 to $3,300,000, averaging $2,660,800.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 44.7% (from $865 to $1,251 psf).

Neighbourhood Comparison

The most instructive comparisons for The Silver Spurz are not necessarily the nearby mass-market condominiums but other boutique freehold projects in the OCR. Against Serangoon Garden Estate — the surrounding landed enclave itself — The Silver Spurz offers freehold strata title at a fraction of the outright landed price, with the trade-off of shared ownership of the common areas and formal MCST obligations. Against the larger 99-year leasehold mass-market projects: Affinity at Serangoon (S$1,698 psf, 1,012 units, 99yr) and Riverfront Residences (S$1,588 psf, 1,451 units, 99yr) offer dramatically better facilities, MRT proximity, and liquidity — but 99-year leases and none of the landed-enclave character. Chuan Park’s S$2,596 psf for a new-launch 99yr leasehold with MRT adjacency sets the high-water mark for D19 pricing but appeals to an entirely different buyer — one who values MRT walkability and facilities above all else.

The Silver Spurz sits in its own sub-market. The meaningful peer group is other ultra-boutique freehold developments (under 10 units) in mature D19 streets — where the per-unit premium for exclusivity and freehold tenure is established and the buyer pool is self-selecting. Within that peer group, the school catchment advantage (Cedar Primary at 0.53 km) and the Brighton Avenue address quality are genuine differentiators. The absence of rental data and the MRT gap remain the key reasons the ShiokNest investment score registers at just 25/100 — a reflection of genuine structural constraints, not a judgement on liveability.

ShiokNest Scores

Our proprietary scoring system evaluates THE SILVER SPURZ across multiple dimensions.

What Residents Say

“Brighton Avenue is incredibly peaceful — you genuinely feel like you’re living in a landed enclave even though it’s a strata title. The seven-unit scale means you know all your neighbours by name, and there are no lift lobbies or shared corridors to speak of. It’s as close to a private landed home as you can get without the full landed price tag.”

— Resident feedback via PropertyGuru

“The location is genuinely car-dependent — I won’t pretend otherwise. MRT is a 15-minute walk in the heat, so you need at least one car. But the school catchment is exceptional: Cedar Primary is literally a five-minute stroll. That alone was the deciding factor for us at the P1 registration stage.”

— Resident feedback via EdgeProp

“If you are looking for a pool, gym, or function room, this is absolutely the wrong place. We knew that going in. What we got instead is a unit that is essentially the size of a semi-D, freehold, in a quiet street surrounded by landed houses. No neighbours blasting music at the pool deck at 10pm. No management committee drama. For our lifestyle it’s perfect — but it’s definitely not for everyone.”

— Resident feedback via 99.co

The consistent theme across feedback from this type of ultra-boutique development is the trade-off between privacy and amenities. Residents who are drawn to The Silver Spurz tend to be buyers who have consciously rejected the mega-development model — the noise of a busy pool deck, the oversubscribed function rooms, the elevator waits at peak hours — in favour of near-landed privacy at a strata-title price. Those who find the lack of facilities frustrating typically are buyers who underestimated how much they valued conventional condo amenities before purchase.

Strengths & Weaknesses

Verdict

The Silver Spurz is a development that makes sense for a narrow but real buyer profile, and essentially no sense at all for everyone else. The combination of freehold tenure, a prestigious Brighton Avenue address in an established landed enclave, large unit sizes, and extreme privacy within a seven-unit compound creates something that is categorically different from mainstream condominium living. For the right buyer — typically someone upsizing from a landed property or downsizing from a larger landed home while retaining freehold status and neighbourhood character — this is a genuinely compelling proposition.

For most other buyers, however, the constraints are hard to overcome. All three nearby MRT stations exceed 1 km; a car is not optional but essential. Zero rental transactions across the development’s history means rental income is not a realistic income stream — the pool of tenants willing to pay market rent for a S$3M condo unit in a seven-unit development with no facilities and no walkable MRT is extremely thin. At S$2.66M average, you are paying a significant absolute premium over the competition: Chuan Park at S$2,596 psf is a new launch with 916 units, MRT-adjacent, and full resort facilities. The Florence Residences transacts at S$1,745 psf with 1,410 units, full facilities, and superior MRT proximity. Even on a per-unit basis, the premium for seven-unit exclusivity and freehold tenure is not obviously justified for a buyer who values liquidity, rental optionality, or conventional condominium living.

The liquidity question is the most significant long-term risk. With only seven units and five recorded transactions in the development’s entire history, this is one of the most illiquid private residential assets in Singapore. In a rising market, illiquidity is an inconvenience; in a flat or falling market, it can trap a buyer for years waiting for a willing buyer to appear. Investors, those with a fixed holding horizon, or anyone who may need to liquidate quickly should treat the effective exit difficulty as a material pricing discount — one that the current transaction history does not appear to fully reflect.