CABANA is a 82-year balance leasehold development along SUNRISE TERRACE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 119 units and is TOP 2013.
This profile draws on 38 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, CABANA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 28 (Seletar / Yio Chu Kang), the immediate context for CABANA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 39 sales and 141 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CABANA dashboard.
- Average sale price: $2,618,901 across 39 transactions
- Estimated gross rental yield: 3.0%
- District 28 PSF ranking: Value tier (top 96%)
- 103 yrs lease commencing from 2009 · OCR · D28 · 119 units
About CABANA
CABANA is a 103 yrs lease commencing from 2009 condominium, located at SUNRISE TERRACE in District 28 (Seletar) (Outside Central Region), developed by BULLION HOLDINGS PTE LTD & CABANA JV PTE LTD, comprising 119 residential units, completed in 2013.
With approximately 82 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
CABANA has recorded 39 sale transactions with an average transaction price of $2,618,901, ranging from $1,880,000 to $2,955,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $682 psf | $1,991,378 | — |
| 2022 | 13 | $855 psf | $2,550,438 | ↑ 25.4% |
| 2023 | 2 | $976 psf | $2,846,414 | ↑ 14.2% |
| 2024 | 6 | $948 psf | $2,792,167 | ↓ 2.8% |
| 2025 | 5 | $944 psf | $2,831,555 | ↓ 0.5% |
| 2026 | 8 | $946 psf | $2,802,618 | ↑ 0.2% |
CABANA ranks in the top 96% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, CABANA trades 43% below the segment benchmark.
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Rental Market Overview
CABANA has recorded 141 rental transactions with monthly rents averaging $6,441/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 141 | $6,441/mo | $4,795/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 28 | $5,510/mo |
| 2022 | 31 | $5,986/mo |
| 2023 | 20 | $7,073/mo |
| 2024 | 25 | $6,998/mo |
| 2025 | 30 | $6,787/mo |
| 2026 | 7 | $6,906/mo |
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Investment Analysis
Based on average rents and sale prices, CABANA delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,482 psf | 407 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,223 psf | 401 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,495 psf | 195 |
Location Map
Map shows CABANA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CABANA
- Yio Chu Kang MRT
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
- Chong Boon Secondary School
Nearby MRT Stations
CABANA is 1.4 km from Yio Chu Kang MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Yio Chu Kang | NS15 | North-South Line | 1.4 km |
Nearby Schools
There are 4 schools within 2 km of CABANA.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.1 km |
| Institute of Technical Education (College Central) | Tertiary | 1.5 km |
| Chong Boon Secondary School | Secondary | 2.0 km |
| Yio Chu Kang Secondary School | Secondary | 2.0 km |
Adequate lease horizon. Around 82 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
School-belt proximity. Nanyang Polytechnic sits about 1.09km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.38km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: CABANA sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 38 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CABANA?
What is the rental yield for CABANA?
Is CABANA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 39 transactions analysed
- Rental data: 141 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CABANA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 483 condo transactions recorded in District 28 over the last 12 months, 92% resale, 8% new sale, 0% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing CABANA against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (1.4 km away), an upgrader gap of about $1,950,000
- Sengkang — 4-room average $658,294 (1.6 km away), an upgrader gap of about $2,000,000