Silversea

Silversea is the trade every buyer in this pocket eventually has to price. The lease is the discount, and what the discount buys is a seafront position, two balloted primaries and the highest rental yield of the large estates on this stretch. Get the entry price right and that trade works; pay a freehold number for a leasehold title and nothing else on the page rescues it. What follows is the band, the formats, the supply and an honest verdict on fit.

Silversea Prices: The Lease Is the Discount

Silversea’s last sixty caveats, to July 2026, cleared between $1,707 and $2,368 psf on a median of about $2,160 psf. The last twelve months tightened to $1,843 to $2,338 psf across 30 transactions with a median of $2,163 psf. The twelve-month median sitting on top of the longer-run one says the estate is holding its level rather than drifting in either direction.

The real case sits in the neighbour set, because this pocket is mostly freehold. Amber Park brings 592 freehold units from 2023, the newest large project in the subzone. The Sea View holds 546 freehold units from 2008 and sits closest of all, One Amber a further 562 from 2010, The Esta 400 from 2008 and Haig Court 360 more dating to 2004. Every one of them competes with a title that never expires, the context our Amber Road condo guide sets out in full.

The like-for-like list is much shorter. Cote d’Azur holds 612 units from 2004 and The Shore Residences 408 from 2014, the same completion year, and those two are the only nearby projects carrying the same lease question. Widen the frame and Sanctuary Green sits at the district floor of about $1,099 psf, Flamingo Valley trades near $1,822 psf a kilometre back from any station, the newer leasehold stock at Liv@MB runs near $2,690 psf and launch-stage freehold at Amberhouse sits above $3,000 psf. Silversea is the large-format seafront option in the middle of that range, and our note on 99-year versus freehold sets out how we weigh the tenure gap on a long hold.

Trying to work out what the lease should cost you against the freehold neighbour next door? That is the arithmetic this whole pocket turns on and it changes with your holding period. Send us the unit and we will run it with you, honest advice, no pressure. WhatsApp us.

Silversea Floor Plans: Large Formats Only

The Silversea floor plan ladder is short and heavy. Two-bedroom apartments from 969 to 1,163 sqft. Three-bedroom from 1,485 to 1,701 sqft. Four-bedroom from 2,465 to 2,766 sqft. There is no one-bedroom stock, no compact two-bedroom and no shoebox investor tier anywhere in the estate.

One honest note on the data. Our per-format unit counts do not reconcile against the 383-unit total, and the caveat record includes a 1,507 sqft transaction recorded as a two-bedroom, well past the stated 1,163 sqft top of that band. Confirm the format against the actual floor plan and strata area before you offer, and we will pull the specific plan for any stack you are considering.

At the $2,160 psf median the ladder works out like this. The 969 sqft two-bedder lands near $2.09m and the 1,163 sqft format near $2.5m. The 1,485 sqft three-bedder sits around $3.2m and the 1,701 sqft format near $3.67m. The four-bedroom tier runs from about $5.3m at 2,465 sqft to about $6.0m at 2,766 sqft. Again, these are derived from the caveat record rather than quoted.

The trades track it closely. Two-bedroom entry sits around $2.06m, three-bedroom around $2.7m and four-bedroom around $4.8m. A 1,496 sqft three-bedder cleared $3,260,000 in July 2026 at $2,179 psf and a 1,507 sqft unit went at $3,300,000 in June 2026. A 2,519 sqft four-bedder traded at $5,058,000 in February 2026 at $2,008 psf, and a 4,564 sqft penthouse at $9,200,000 in November 2024 at $2,016 psf. Both very large formats cleared below the Silversea median psf, so size discounts here are consistent and quantum is what narrows the buyer pool.

Is Silversea Worth Buying? A Leasehold Address in a Freehold Pocket

Supply in this pocket is unusual in what it does not contain. Amber runs to 3,683 private homes across 20 developments, and the great majority of that stock is freehold. Just one site is building, Amber House with 105 units for 2028, and it is freehold too. No new leasehold seafront supply is scheduled here at all, so the competition for a Silversea buyer is fixed at what already exists.

Take the whole planning area and Marine Parade carries 14,044 private homes across 159 developments, with 5,093 of them, in 28 projects, finished in 2016 or later. Of what is still to come, Amber House brings 105 homes, Meyer Blue 226 for 2027 and Emerald of Katong 846 for 2028, and not one of them sits on the seaward side of Marine Parade Road.

On demand, the town’s HDB stock is 7,855 flats over 59 blocks, with 3,482 in the 4-room, 5-room and executive band. That is about nine large flats for every home in this estate, and it matters here in a particular way: an upgrader with a fixed budget who wants floor area and a coastal position often finds the leasehold entry price is what makes the move possible at all.

Silversea’s caveat record reads as a steady resale market rather than a thin one: 107 caveats since September 2021, spread as 7, 23, 12, 30, 18 and 17 more by July 2026. The 2024 figure is the notable one, thirty sales in a single year against 383 homes, roughly 8 percent of the estate, the kind of turnover that follows a repricing rather than a drought. It has settled since, so a seller today faces normal competition rather than a queue.

The honest counterweight is the exit. The buyer pool for a $3m to $6m apartment on a shortening lease is narrower than for a $2m freehold three-bedder, which makes entry price the whole game. Condition splits the record too at this vintage, with the same stack trading a hundred dollars per square foot apart on renovation alone, so put the renovation in the offer rather than after it.

Who Silversea Suits

Silversea suits families who want sea views, genuine floor area and the Tao Nan catchment in one address, and who are buying to live rather than to trade. The park does the daily work whether or not you buy a view stack: East Coast Park Zones B and C, Raintree Cove, Marine Parade Road Park and the Nature Playgarden all sit inside about 2km with the coastal path running from the doorstep both ways. Our Marine Parade condo guide makes the case for the whole stretch, and Parkway Parade, i12 Katong, Kinex and the Haig Road and Geylang Serai food markets handle the rest.

Facing is the single decision that matters. The view stacks and the inland stacks are two different products at one address and should never be compared on estate-average psf; our sea view condo guide works through what a view is worth on resale and where the premium stops paying. Renters shortlist exactly this package, a big well-kept apartment with a sea outlook, two stations inside a kilometre and the park across the road, which is why average yields run near 3.2 percent, the strongest of the large estates on this stretch. Underwrite the specific unit rather than the estate using our rental yields guide.

Run the test in reverse and the trade-offs are structural rather than fixable. Marine Parade Road sits between the estate and the park, so noise and the crossing are real for the front stacks; view at your own hours with the windows open before you decide what the road is worth to you. Large formats on a 99-year lease narrow the buyer pool at both ends, on quantum and on tenure. If permanent title is what you actually want, The Sea View and The Esta are the freehold companions in the same pocket.

Thinking about Silversea? Its spread against the freehold neighbours on Amber Road, square foot for square foot, is the number to run first. Talk to us first and we will work the lease-against-freehold arithmetic on your actual holding period. WhatsApp us.