Casablanca is a 99-year leasehold condominium along Rosewood Drive in Woodlands, District 25 — one of Singapore's northern OCR heartland estates that has quietly posted double-digit capital appreciation over the past decade. Developed by Far East Organization and completed in 2006, the 478-unit development sits roughly 13 minutes' walk from Woodlands MRT (NS9 / TE2) and benefits from the macro tailwind of the Woodlands Regional Centre masterplan and the imminent Johor Bahru–Singapore Rapid Transit System (RTS) Link slated to open in late 2026. At average transacted prices of around S$1,120–S$1,140 psf over the past twelve months, Casablanca occupies a comfortable mid-market position within a district where new supply is thin and owner-occupier demand remains resilient. With roughly 74 years of lease remaining as at 2026, buyers still sit within the “full-bank-financing” window, making this an accessible entry point for first-upgrade buyers and value-seeking investors alike. This review assembles transaction evidence, neighbourhood context, lease mathematics and buyer-profile analysis to help you decide whether Casablanca belongs in your shortlist.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 25 covers Woodlands and Admiralty — a mature HDB-dominant planning area that Singapore's Urban Redevelopment Authority (URA) has designated as one of three major regional centres outside the city core. The Draft Master Plan 2025 accelerated this vision, earmarking land parcels around Woodlands MRT and Causeway Point for mixed-use intensification. Woodlands North MRT (TE1) is already the future Singapore terminal of the RTS Link, a cross-border rail system connecting directly to Johor Bahru Bukit Chagar station. When operational, the RTS Link is expected to significantly reduce the friction of cross-border commuting, drawing a new cohort of dual-income households who may prefer Woodlands as a Singapore base rather than paying CCR premiums.
Within this context, Casablanca's positioning is instructive. All eight private condominiums in the Woodlands planning area are 99-year leasehold — there are no freehold alternatives here. This means the competitive set is homogeneous on tenure, and buyers are effectively choosing between age, size, facilities and exact location rather than tenure type. Casablanca's 2006 completion date places it in the upper-middle tier of estate age: newer than mid-1990s launches yet well-established enough to have a proven maintenance track record. Buyer demographic data shows approximately 68% Singaporean nationals, 24% Permanent Residents and 8% foreigners, a mix that reflects both the strong local owner-occupier base and the development's appeal to regional expatriates and Malaysian cross-border professionals.
Price momentum in District 25 has been notable. The area recorded roughly 21% price appreciation from 2020 to 2025, outperforming many CCR and RCR counterparts on a percentage basis, albeit from a lower absolute base. The URA's property transaction records confirm average psf figures for Casablanca climbed from the low S$900s in 2019 to a high of S$1,166 psf in mid-2025, with the highest individual transaction reaching S$1,438,000 for a 1,313 sq ft unit in March 2024. Rental demand has held firm, with median rents of approximately S$3.67–S$3.74 psf per month, translating to gross yields of around 4% — a figure that compares favourably to many comparable OCR estates closer to the city.
We track 102 sales and 338 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CASABLANCA dashboard.
- Average sale price: $1,058,437 across 102 transactions
- Estimated gross rental yield: 3.9%
- District 25 PSF ranking: Mid-range (top 64%)
- 99 yrs lease commencing from 2001 · OCR · D25 · 478 units
About CASABLANCA
CASABLANCA is a 99 yrs lease commencing from 2001 condominium, located at ROSEWOOD DRIVE in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by MEDITERRANEAN PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 478 residential units, completed in 2006.
With approximately 74 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CASABLANCA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 39 | $983 psf | $907,333 |
| 3 BR | 63 | $995 psf | $1,151,977 |
Sales Market Overview
CASABLANCA has recorded 102 sale transactions with an average transaction price of $1,058,437, ranging from $702,000 to $1,438,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 21 | $799 psf | $824,000 | — |
| 2022 | 15 | $944 psf | $1,059,067 | ↑ 18.1% |
| 2023 | 27 | $1,021 psf | $1,067,700 | ↑ 8.2% |
| 2024 | 21 | $1,067 psf | $1,123,852 | ↑ 4.6% |
| 2025 | 12 | $1,109 psf | $1,237,407 | ↑ 3.9% |
| 2026 | 6 | $1,132 psf | $1,248,815 | ↑ 2.1% |
CASABLANCA ranks in the top 64% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, CASABLANCA trades 36.1% below the segment benchmark.
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Rental Market Overview
CASABLANCA has recorded 338 rental transactions with monthly rents averaging $3,466/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 137 | $3,044/mo | $1,400/mo | $4,400/mo |
| 3 BR | 200 | $3,751/mo | $2,100/mo | $5,200/mo |
| 4 BR | 1 | $4,100/mo | $4,100/mo | $4,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 63 | $2,534/mo |
| 2022 | 76 | $3,133/mo |
| 2023 | 57 | $3,902/mo |
| 2024 | 59 | $3,808/mo |
| 2025 | 67 | $3,931/mo |
| 2026 | 16 | $3,944/mo |
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Investment Analysis
Based on average rents and sale prices, CASABLANCA delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 25
Side-by-side comparison against the most actively traded condos in District 25 (Kranji, Woodgrove):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | 348 | $2,079 psf | 309 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | 689 | $1,208 psf | 270 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 653 | $1,037 psf | 256 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 561 | $1,175 psf | 214 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
Location Map
Map shows CASABLANCA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CASABLANCA
- Woodlands MRT
- Woodlands MRT
- Woodlands South MRT
- Marsiling MRT
- Fuchun Primary School
- Fuchun Secondary School
- Beacon Primary School
Nearby MRT Stations
CASABLANCA is 700m from Woodlands MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodlands | NS9 | North-South Line | 700m |
| Woodlands | TE2 | Thomson-East Coast Line | 700m |
| Woodlands South | TE3 | Thomson-East Coast Line | 910m |
| Marsiling | NS8 | North-South Line | 1.4 km |
Nearby Schools
There are 19 schools within 2 km of CASABLANCA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fuchun Primary School | Primary | 250m |
| Fuchun Secondary School | Secondary | 280m |
| Beacon Primary School | Primary | 390m |
| Evergreen Secondary School | Secondary | 410m |
| Woodgrove Secondary School | Secondary | 760m |
| Woodgrove Primary School | Primary | 800m |
| Woodlands Ring Secondary School | Secondary | 1.1 km |
| Woodlands Ring Primary School | Primary | 1.2 km |
| Republic Polytechnic | Tertiary | 1.4 km |
| Greenwood Primary School | Primary | 1.4 km |
| Innova Primary School | Primary | 1.5 km |
| Woodlands Secondary School | Secondary | 1.6 km |
1. Connectivity and Regional Centre Uplift. Woodlands MRT is a dual-line interchange serving both the North–South Line (NS9) and Thomson–East Coast Line (TE2). The TEL gives residents a one-seat ride to Orchard, Marina Bay and the eastern corridor. The RTS Link terminal at Woodlands North (TE1) — one additional stop — will further entrench Woodlands as a strategic northern node. Casablanca is approximately 13 minutes' walk from the interchange, which is competitive for a development in the heartlands and far better than many District 25 alternatives requiring a feeder bus.
2. Strong School Catchment. Families with primary-school-age children will find Si Ling Primary School within 250 metres, Innova Primary School within 480 metres, and Woodgrove Primary School within 490 metres — three popular Phase 2C options within the 1 km registration radius from a single address. Singapore Sports School is roughly 500 metres away, and a cluster of secondary schools sits within 1.2 km. For Singapore's famously school-conscious buyers, this catchment profile is a genuine competitive advantage.
3. Competitive Entry Price With Remaining Financing Window. At around S$1,120–S$1,140 psf, Casablanca's typical 1,184 sq ft unit transacts in the S$1.3–S$1.4 million range. With 74 years of lease remaining as at 2026, buyers can still obtain a standard 30-year mortgage loan-to-value arrangement from most Singapore banks — lease expiry (around 2100) remains well beyond the financing horizon. Using a mortgage calculator, a 75% LTV loan on S$1.35 million at current rates of approximately 3.5% over 30 years produces a monthly repayment of around S$4,560, within reach of dual-income households earning the Woodlands median.
4. Established Far East Organization Pedigree. Far East Organization is one of Singapore's most prolific private developers with a multi-decade track record of delivering and maintaining quality projects. Build quality at Casablanca has generally received positive owner feedback in online forums and property portals, and the management corporation (MCST) has maintained facilities — swimming pool, gymnasium, tennis courts, BBQ pits, playground and 24-hour security — to a consistent standard over two decades of operation.
5. Gross Yield of ~4% in a Thin-Supply Market. The District 25 rental market is underpinned by a stable base of Malaysian and regional expatriate tenants, cross-border professionals, and HDB upgraders who rent while waiting to collect their BTO keys. With median rents around S$3.70 psf per month, gross yield hovers at approximately 4%, which stands above the island-wide OCR average. Investors can further explore the ROI calculator to model net-of-outgoings returns across different holding periods and financing scenarios.
1. Lease Decay — The Unavoidable Arithmetic. At 74 years remaining in 2026, Casablanca is already inside the zone where lease decay begins to manifest incrementally in bank valuations. Singapore banks typically apply haircuts to leasehold properties below 70 years when computing loan eligibility, meaning buyers purchasing today with a 30-year mortgage will sell in 2056 with roughly 44 years remaining — at which point the next buyer's LTV and loan tenure will both face restrictions. Sellers in that window will have a narrower pool of eligible purchasers, and resale prices may discount accordingly. Prospective investors should stress-test exit scenarios using the lease-decay calculator and factor the discount into their modelled returns before committing.
2. Walk Score and Bus Dependence for Non-MRT Errands. While the MRT walk is manageable, daily errands such as wet market visits, large grocery runs and children's enrichment typically require either a car or a feeder bus. Woodlands is car-friendly — parking at Casablanca is plentiful — but buyers who are genuinely car-free should budget extra travel time and factor in ongoing transport costs. The development's distance from Causeway Point (approximately 15–18 minutes on foot) means spontaneous F&B and retail trips are less convenient than for developments sited directly above a mall.
3. OCR Price Ceiling and Competition From New ECs. District 25's absolute price level is constrained by its OCR classification and the large surrounding HDB stock, which anchors resale price expectations. Several Executive Condominium launches in the broader northern region (including upcoming Woodlands Drive 17 EC) attract the same upgrader demographic at subsidised prices, providing a competitive alternative. If EC supply increases materially, it may temper Casablanca's rental demand from first-time upgrader tenants who instead opt to purchase a subsidised EC.
4. JB Competition for Long-Term Rental Tenants. The RTS Link, while a net positive for Woodlands property, is a double-edged catalyst for the rental market. Cross-border professionals who currently rent in Woodlands to avoid daily Causeway traffic may choose to buy in Johor Bahru instead once the RTS Link is operational, given that JB properties are available at a fraction of Singapore prices. A partial outflow of this tenant segment could pressure near-term rental rates if Woodlands rental supply expands faster than demand.
- ✅ HDB Upgrader (First Private Home): Entry price of S$1.3–S$1.4M sits at the lower end of Singapore private condo pricing, making stamp-duty math workable for a couple selling a fully-paid HDB flat. Use the stamp-duty calculator and total-cost calculator to model the full acquisition outlay including ABSD if a second property is involved.
- ✅ Family With Primary-School-Age Children: Three popular primary schools within 1 km gives strong Phase 2C ballot odds. Spacious 1,184 sq ft typical units and well-kept outdoor facilities (pool, playground, tennis) suit a family lifestyle without the premium charged by RCR family-oriented condos.
- ✅ Cross-Border Commuter or Expatriate: Proximity to both Woodlands Causeway and the future RTS Link terminal at Woodlands North (TE1) makes this a logical Singapore base for professionals with frequent Johor Bahru business travel. Rental comparables confirm this tenant profile is already well-represented in the building.
- ⚠️ Yield-Focused Investor (Buy-to-Let): Gross yield of ~4% is competitive for OCR but lease decay over a 10–15 year hold will begin compressing resale value. Model net yield carefully using the ROI calculator and account for the possibility that the RTS Link shifts some cross-border tenant demand to JB post-2026.
- ⚠️ Pure Capital-Gain Investor (Short Flip): The Seller's Stamp Duty (SSD) clawback window and relatively thin liquidity at 102 recorded transactions make short-term flipping difficult. The stamp-duty calculator and affordability calculator both illustrate why the transaction costs here favour a minimum 5-year hold for the numbers to work.
- ⚠️ Retirement Downsizer: A 74-year lease is adequate for most downsizers' remaining occupancy horizon, but those planning to pass the property to the next generation should model the lease remaining at time of inheritance. The lease-decay calculator helps stress-test that scenario against likely bank valuation haircuts.
Casablanca earns a measured positive verdict for owner-occupiers with a genuine connection to northern Singapore — upgrading families drawn by the school catchment, cross-border professionals banking on the RTS Link, and first-time private-property buyers who need an affordable beachhead into the private condo market. The combination of a reputable developer, established facilities, dual-MRT-line access and a rental yield solidly above 3.5% means the development delivers on most of what OCR buyers prioritise.
The qualifications are real but manageable. Lease decay is the structural risk every buyer must model honestly: 74 years today sounds comfortable, but it is a 30-year mortgage that leaves 44 years on the title at the moment of your most likely exit. Run the numbers through the lease-decay and ROI calculators with conservative resale PSF assumptions before signing. The OCR price ceiling and the potential rental disruption from the RTS Link are real uncertainties, not dealbreakers — but investors expecting outsized capital gains on par with CCR catalysts will likely be disappointed.
For the right buyer — patient, locally rooted, holding for at least seven to ten years — Casablanca offers a quietly resilient investment in a district that Singapore's planners have earmarked for sustained long-term development. Compare it against nearby District 25 properties and consider running a side-by-side breakdown on the property comparison tool before making your final shortlist decision.
FAQ
What is the average price for CASABLANCA?
What is the rental yield for CASABLANCA?
Is CASABLANCA freehold or leasehold?
How many years of lease remain, and does it affect my mortgage eligibility?
Casablanca's 99-year lease commenced in 2001, leaving approximately 74 years as at 2026. Singapore banks currently extend standard 30-year mortgage tenures on properties with at least 35 years remaining beyond the loan end date — so a 30-year loan today (ending 2056) leaves 44 years on the title, which clears the minimum threshold for most lenders. However, valuation haircuts typically begin appearing in bank assessments when the remaining lease drops toward 60–65 years, so buyers who plan to sell after 2036 should model future buyer financing scenarios carefully. The lease-decay calculator on ShiokNest provides a quick way to stress-test different exit timelines.
What primary schools are within the 1 km registration priority radius?
Based on the development's Rosewood Drive address, three primary schools fall within approximately 500 metres: Si Ling Primary School (~250 m), Innova Primary School (~480 m) and Woodgrove Primary School (~490 m). Fuchun Primary School and Woodlands Primary School are within 1 km. For the Ministry of Education Phase 2C ballot, proximity to multiple options significantly improves registration odds for families without alumni or volunteer ties. Always confirm exact distances on the MOE school registration portal as boundary recalibrations do occur between school years.
Which MRT stations serve Casablanca, and how long is the walk?
The nearest MRT is Woodlands station (NS9 / TE2), a dual-line interchange on both the North–South Line and the Thomson–East Coast Line, approximately 13 minutes' walk from the development. Woodlands South MRT (TE3) is also reachable in a comparable time via an alternative route. For the future RTS Link to Johor Bahru, the terminal will be at Woodlands North (TE1), one stop northward on the TEL, making Casablanca an exceptionally convenient Singapore-side base for cross-border commuters once the link opens in late 2026.
How does Casablanca compare to other condos in District 25?
All eight private condominiums in the Woodlands planning area are 99-year leasehold, which means tenure is not a differentiator among competing projects. Casablanca's competitive advantages are its Far East Organization branding, its relatively large 478-unit scale (which supports lower per-unit maintenance costs through economies of scale), and its position within a strong primary school catchment. Newer projects may offer more modern interior specifications, while older developments may have larger land-to-unit ratios. The ShiokNest comparison tool lets you place multiple District 25 condos side by side across price psf, yield, remaining lease and proximity metrics.
Will the RTS Link boost Casablanca's property value?
The Johor Bahru–Singapore RTS Link, expected to open in late 2026 with its Singapore terminal at Woodlands North (TE1), introduces a dual dynamic for Casablanca. On the positive side, it should increase the pool of potential tenants — Malaysian professionals who previously avoided Woodlands due to Causeway traffic may now actively seek Woodlands rental addresses. It may also attract buyers who want Singapore permanent residency while maintaining strong ties to Johor. On the cautionary side, if cross-border commuting becomes very easy, some existing Woodlands tenants may choose to relocate to significantly cheaper JB housing instead. On balance, most property analysts view the RTS Link as a net positive for northern Singapore OCR values, though the magnitude of uplift will depend on adoption rates and the pace of JS-SEZ development on the JB side.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 102 transactions analysed
- Rental data: 338 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 CASABLANCA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 302 condo transactions recorded in District 25 over the last 12 months, 93% resale, 7% new 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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HDB Alternatives Nearby
Weighing CASABLANCA against staying public? These HDB towns sit within walking or short-drive distance:
- Woodlands — 4-room average $561,158 (190m away), an upgrader gap of about $500,000