CASA FELIZ is a freehold development along KOON SENG ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 12 units and is an established secondary-market project.
This profile draws on 1 recorded transaction 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 15 (Katong / Joo Chiat), the immediate context for CASA FELIZ 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 1 sale and 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CASA FELIZ dashboard.
- Average sale price: $1,228,888 across 1 transaction
- Estimated gross rental yield: 3.2%
- District 15 PSF ranking: Value tier (top 96%)
- Freehold tenure · RCR · D15 · 12 units
About CASA FELIZ
CASA FELIZ is a freehold condominium, located at KOON SENG ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), comprising 12 residential units.
As a freehold property, CASA FELIZ does not face lease decay concerns.
Sales Market Overview
CASA FELIZ has recorded 1 sale transaction with an average transaction price of $1,228,888, ranging from $1,228,888 to $1,228,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,010 psf | $1,228,888 | — |
CASA FELIZ ranks in the top 96% of condos in District 15 by average PSF.
Compared to the RCR average of $2,049 psf, CASA FELIZ trades 50.7% below the segment benchmark.
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Rental Market Overview
CASA FELIZ has recorded 16 rental transactions with monthly rents averaging $3,225/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 16 | $3,225/mo | $2,400/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,567/mo |
| 2022 | 3 | $2,967/mo |
| 2023 | 3 | $3,467/mo |
| 2024 | 3 | $3,567/mo |
| 2025 | 2 | $3,200/mo |
| 2026 | 2 | $3,750/mo |
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Investment Analysis
Based on average rents and sale prices, CASA FELIZ delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows CASA FELIZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CASA FELIZ
- Eunos MRT
- Marine Parade MRT
- Marine Terrace MRT
- Kembangan MRT
- Paya Lebar MRT
- Tanjong Katong Girls'
- Canadian International School (Tanjong Katong)
- Canossa Catholic Primary School
Nearby MRT Stations
CASA FELIZ is 870m from Eunos MRT (East-West Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Eunos | EW7 | East-West Line | 870m |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.1 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.2 km |
| Kembangan | EW6 | East-West Line | 1.4 km |
| Paya Lebar | EW8 | East-West Line | 1.4 km |
| Paya Lebar | CC9 | Circle Line | 1.4 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of CASA FELIZ, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Girls' School | Secondary | 540m |
| Canadian International School (Tanjong Katong) | International | 590m |
| Canossa Catholic Primary School | Primary | 650m |
| Broadrick Secondary School | Secondary | 650m |
| EtonHouse International School (Broadrick) | International | 650m |
| CHIJ (Katong) Primary | Primary | 850m |
| Tao Nan School | Primary | 860m |
| Haig Girls' School | Primary | 1.0 km |
| Telok Kurau Primary School | Primary | 1.0 km |
| Tanjong Katong Primary School | Primary | 1.0 km |
| Kong Hwa School | Primary | 1.6 km |
| Geylang Methodist School (Secondary) | Secondary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 12 units, CASA FELIZ keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Tanjong Katong Girls' School sits about 0.54km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.87km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 1 recorded sale, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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: Long balance lease + likely sub-CCR pricing
- ✅ 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): Tenure supports CPF + buyer-pool through hold
Composite assessment: CASA FELIZ 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. 1 transaction in URA provides 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 CASA FELIZ?
What is the rental yield for CASA FELIZ?
Is CASA FELIZ 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: 1 transaction analysed
- Rental data: 16 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 CASA FELIZ
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% 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 15 reads 117.7 as of June 2026 — down 9.0% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing CASA FELIZ against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (660m away), an upgrader gap of about $450,000
- Marine Parade — 4-room average $648,065 (970m away), an upgrader gap of about $600,000
- Bedok — 4-room average $659,895 (1.4 km away), an upgrader gap of about $550,000