CASCADALE is a freehold development along UPPER CHANGI ROAD EAST in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 134 units and is TOP 1994.
This profile draws on 13 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.
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 16 (Bedok / Upper East Coast), the immediate context for CASCADALE 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 13 sales and 155 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CASCADALE dashboard.
- Average sale price: $1,603,775 across 13 transactions
- Estimated gross rental yield: 2.6%
- District 16 PSF ranking: Value tier (top 85%)
- Freehold tenure · OCR · D16 · 134 units
About CASCADALE
CASCADALE is a freehold condominium, located at UPPER CHANGI ROAD EAST in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by TRI-TECH DEVELOPMENT PTE LTD (YAMASIN ENTERPRISE PTE LTD), comprising 134 residential units, completed in 1994.
As a freehold property, CASCADALE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CASCADALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,001 psf | $1,214,200 |
| 4 BR | 7 | $1,148 psf | $1,811,440 |
| 5+ BR | 1 | $1,071 psf | $2,098,000 |
Sales Market Overview
CASCADALE has recorded 13 sale transactions with an average transaction price of $1,603,775, ranging from $1,005,000 to $2,098,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $924 psf | $1,110,500 | — |
| 2022 | 2 | $1,035 psf | $1,507,500 | ↑ 12.0% |
| 2023 | 3 | $1,095 psf | $1,769,333 | ↑ 5.8% |
| 2024 | 1 | $983 psf | $1,005,000 | ↓ 10.2% |
| 2025 | 3 | $1,162 psf | $1,833,360 | ↑ 18.3% |
| 2026 | 2 | $1,222 psf | $1,900,000 | ↑ 5.1% |
CASCADALE ranks in the top 85% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, CASCADALE trades 30% below the segment benchmark.
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Rental Market Overview
CASCADALE has recorded 155 rental transactions with monthly rents averaging $3,497/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 29 | $2,772/mo | $1,900/mo | $3,700/mo |
| 2 BR | 39 | $3,328/mo | $2,200/mo | $4,850/mo |
| 3 BR | 85 | $3,764/mo | $2,400/mo | $5,300/mo |
| 4 BR | 2 | $6,000/mo | $5,000/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 22 | $2,732/mo |
| 2022 | 33 | $3,173/mo |
| 2023 | 29 | $3,801/mo |
| 2024 | 32 | $3,805/mo |
| 2025 | 24 | $3,663/mo |
| 2026 | 15 | $3,827/mo |
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Investment Analysis
Based on average rents and sale prices, CASCADALE delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,551 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,234 psf | 247 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows CASCADALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CASCADALE
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Simei MRT
- Singapore University of Technology and Design
- United World College of South East Asia (East)
- Angsana Primary School
Nearby MRT Stations
CASCADALE is 530m from Upper Changi MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Changi | DT34 | Downtown Line | 530m |
| Expo | CG1 | East-West Line | 1.2 km |
| Expo | DT35 | Downtown Line | 1.2 km |
| Simei | EW3 | East-West Line | 1.2 km |
Nearby Schools
There are 8 schools within 2 km of CASCADALE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore University of Technology and Design | Tertiary | 460m |
| United World College of South East Asia (East) | International | 1.0 km |
| Angsana Primary School | Primary | 1.2 km |
| North London Collegiate School Singapore | International | 1.2 km |
| Springfield Secondary School | Secondary | 1.4 km |
| Chongzheng Primary School | Primary | 1.4 km |
| Changkat Primary School | Primary | 1.4 km |
| Park View Primary School | Primary | 1.5 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.
Walking-distance MRT. Upper Changi is about 0.53km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Singapore University of Technology and Design sits about 0.46km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 13 recorded sales, 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: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: CASCADALE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 13 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 CASCADALE?
What is the rental yield for CASCADALE?
Is CASCADALE 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: 13 transactions analysed
- Rental data: 155 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 CASCADALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,670 condo transactions recorded in District 16 over the last 12 months, 56% new sale, 43% resale, 1% 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 16 reads 130.8 as of June 2026 — up 7.1% 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 16 could add roughly 520 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 |
|---|---|---|---|---|
| Bayshore Road | — | ~520 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing CASCADALE against staying public? These HDB towns sit within walking or short-drive distance: