The Cascadia sits on one of Bukit Timah’s most coveted corridors — freehold land fronting Bukit Timah Road in District 21 — and makes no secret of its ambitions. Developed by Allgreen Properties and completed in 2011, the 536-unit, 14-block project occupies a generous land parcel that delivers a campus-like atmosphere rarely achieved at this price quantum in the Rest of Central Region (RCR). At an average of roughly S$2,210 per square foot over the past twelve months, The Cascadia positions itself squarely in the mid-to-upper tier of the D21 resale market, yet its freehold status gives it a durability that most leasehold peers in the neighbourhood simply cannot match. For buyers who understand the long game, the word “freehold” next to a Bukit Timah address is not merely a tenure label — it is a generational wealth proposition.
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 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan) is one of Singapore’s most established residential enclaves. Of the roughly 88 condominiums in the district, 55 are freehold — a supply that is, by definition, finite and irreplaceable. Average condo prices in D21 now stand at around S$1,707 psf district-wide, but freehold projects consistently command a meaningful premium above that level, reflecting the tenure scarcity premium that Singapore’s land-constrained market has repriced upward with each property cycle. The Cascadia’s own resale trajectory illustrates this: transaction PSF has ranged from S$1,405 to S$2,453 over the past year, with the high watermark set in August 2025 on a 1,184 sq ft unit — evidence that well-maintained mid-sized units in the project still attract competitive bidding. Broader D21 freehold data reinforces the thesis: average resale PSF for freehold condos in the district reached S$1,854 in 2025, up approximately 34% over five years, and a single four-bedroom unit near King Albert Park MRT delivered close to S$4 million in profit in May 2025 — cited as the most profitable condo transaction in D21 that month. The macro tailwinds supporting this corridor include the ongoing Jurong Lake District transformation, continued infrastructure investment along the Downtown Line, and the perennial draw of proximity to Singapore’s premier schools cluster. For a District 21 freehold asset, these are structural demand drivers rather than cyclical ones.
We track 107 sales and 671 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CASCADIA dashboard.
- Average sale price: $2,264,897 across 107 transactions
- Estimated gross rental yield: 2.5%
- District 21 PSF ranking: Above average (top 26%)
- Freehold tenure · OCR · D21 · 536 units
About THE CASCADIA
THE CASCADIA is a freehold condominium, located at Bukit Timah Road in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by Allgreen Properties (Boonridge Pte Ltd), comprising 536 residential units, completed in 2011.
As a freehold property, THE CASCADIA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE CASCADIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 16 | $1,997 psf | $1,145,625 |
| 2 BR | 25 | $2,054 psf | $1,816,155 |
| 3 BR | 37 | $2,075 psf | $2,400,426 |
| 4 BR | 20 | $1,912 psf | $2,860,274 |
| 5+ BR | 9 | $1,254 psf | $3,620,988 |
Sales Market Overview
THE CASCADIA has recorded 107 sale transactions with an average transaction price of $2,264,897, ranging from $1,030,000 to $7,260,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 32 | $1,779 psf | $2,020,553 | — |
| 2022 | 17 | $1,868 psf | $1,948,640 | ↑ 5.0% |
| 2023 | 13 | $1,981 psf | $2,702,222 | ↑ 6.1% |
| 2024 | 19 | $1,971 psf | $2,388,252 | ↓ 0.5% |
| 2025 | 18 | $2,171 psf | $2,468,327 | ↑ 10.2% |
| 2026 | 8 | $2,335 psf | $2,452,986 | ↑ 7.6% |
THE CASCADIA ranks in the top 26% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, THE CASCADIA trades 26.4% above the segment benchmark.
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Rental Market Overview
THE CASCADIA has recorded 671 rental transactions with monthly rents averaging $4,702/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 142 | $3,007/mo | $2,000/mo | $4,110/mo |
| 2 BR | 252 | $4,260/mo | $2,850/mo | $22,000/mo |
| 3 BR | 192 | $5,408/mo | $3,800/mo | $8,000/mo |
| 4 BR | 80 | $6,703/mo | $4,550/mo | $11,500/mo |
| 5+ BR | 5 | $16,020/mo | $9,800/mo | $22,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 121 | $3,841/mo |
| 2022 | 149 | $4,571/mo |
| 2023 | 111 | $5,218/mo |
| 2024 | 126 | $4,960/mo |
| 2025 | 128 | $4,933/mo |
| 2026 | 36 | $4,826/mo |
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Investment Analysis
Based on average rents and sale prices, THE CASCADIA delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows THE CASCADIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CASCADIA
- King Albert Park MRT
- Sixth Avenue MRT
- Australian International School
- Hwa Chong International School
- Hwa Chong Institution
Nearby MRT Stations
THE CASCADIA is 540m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 540m |
| Sixth Avenue | DT7 | Downtown Line | 1.1 km |
Nearby Schools
There are 10 schools within 2 km of THE CASCADIA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 660m |
| Hwa Chong International School | International | 1.1 km |
| Hwa Chong Institution | Secondary | 1.1 km |
| Hwa Chong Institution (JC) | Jc | 1.1 km |
| Henry Park Primary School | Primary | 1.1 km |
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.4 km |
| Lycee Francais de Singapour | International | 1.7 km |
| Hollandse School | International | 1.9 km |
Freehold Tenure — the Irreplaceable Advantage. In a city-state where more than 70% of private residential launches in recent years have been 99-year leasehold, a freehold title in Bukit Timah carries enduring scarcity value. Owners are not watching a lease clock tick down; CPF usage does not face haircuts from valuation adjustments as the lease shortens; and estate transfer to the next generation proceeds without the tenure-decay discount that erodes leasehold values in the 50-year-and-below bracket. High-profit transactions in D21 confirmed over the past year have uniformly come from freehold projects held for 14 to 26 years — the exact holding-period profile that The Cascadia’s 2011 TOP cohort is entering. Use our Lease Decay Calculator to appreciate precisely how much leasehold peers lose in CPF usability over the same horizon, and the gap becomes visceral rather than abstract.
Schools Cluster — Arguably Singapore’s Deepest. Few addresses outside the Coronation — Bukit Timah belt can match the density of sought-after schools within two kilometres of The Cascadia. Methodist Girls’ Primary and Secondary sit within the coveted 1 km priority enrolment radius; Pei Hwa Presbyterian Primary, Nanyang Primary, Nanyang Girls’ High, Hwa Chong Institution, Raffles Girls’ Primary, National Junior College and Ngee Ann Polytechnic are all within easy reach. For families with school-age children, this alone justifies the address premium — and for investors, it creates a structurally sticky rental demand pool of expatriate and relocating local families who prioritise school proximity above virtually all other criteria.
King Albert Park MRT — Downtown Line Connectivity. The development is approximately eight minutes on foot from King Albert Park MRT station on the Downtown Line (DTL), connecting residents to Botanic Gardens (one stop, interchange to Circle Line), Beauty World (two stops, future Cross Island Line interchange), and the CBD within under 30 minutes. The DTL has materially improved the connectivity of what was once a somewhat car-dependent corridor, broadening the buyer and tenant pool beyond the traditional car-owning family segment.
Land Size and Low-Density Layout. At 536 units across 14 blocks, The Cascadia achieves a unit-to-land ratio that produces genuinely landscaped communal spaces rather than the cramped resort-veneer common in higher-density D21 projects. The facility suite — 50-metre lap pool, jacuzzi, koi pond, tennis courts, badminton hall, basketball court, jogging track, BBQ pavilions, playground and function rooms — is comprehensive enough to serve active families without feeling overcrowded on weekday evenings. The resort-lite ambience is a genuine differentiator for tenants accustomed to cluster-house living who want condominium security with breathing room.
Allgreen’s Established Track Record. The developer, Allgreen Properties, belongs to the Kuok Group and has delivered Bukit Timah landmarks including The Cascadia itself, Pavilion 11 and Duchess Crest. Build quality and estate management for Allgreen projects have generally drawn above-average resident satisfaction scores, and The Cascadia’s maintained facilities after 14 years of occupation speak to a well-run MCST. This management quality directly supports rental rates and resale premiums relative to less well-maintained peers.
Age and Infrastructure Maintenance. With a 2011 TOP, The Cascadia is now 14 years into its life cycle. Several resident reviews have flagged water seepage from external facades and mould or fungus accumulation on interior ceilings and walls — issues attributable partly to Singapore’s high-humidity environment and partly to the natural ageing of waterproofing membranes in a project of this vintage. Prospective buyers should commission a thorough inspection report, scrutinise MCST sinking fund balances and recent expenditure records, and factor potential special levy risk into their total acquisition cost. Unit condition can vary significantly between well-maintained owner-occupied units and investor-held units with rental wear.
PSF Ceiling Relative to Newer Competition. The Cascadia competes for upgrader and investor dollars against newer D21 launches where show-flat finishes and fresh common-area designs command developer premiums. While freehold tenure structurally supports resale values, the project’s PSF upside in the short term may be constrained by comparisons with newer developments. Buyers seeking rapid capital appreciation within a two-to-three-year horizon may find the risk-reward less compelling than the long-hold thesis.
Bukit Timah Road Traffic and Noise. Units facing Bukit Timah Road are exposed to persistent traffic noise, particularly during morning and evening peak hours. This is a known characteristic of all developments along this arterial corridor and is priced into the unit mix — road-facing units typically transact at a discount to pool-facing or greenery-facing stacks. Buyers should verify specific stack orientation and request noise-assessment data before committing.
Car Dependency for Some Amenities. While King Albert Park MRT has improved connectivity, residents note that the nearest major supermarket (Cold Storage at Coronation Plaza or NTUC FairPrice at Beauty World) is most conveniently reached by car or a short drive. Families without a vehicle may find daily grocery runs mildly inconvenient relative to projects closer to an integrated retail node.
[
{
"persona": "School-Priority Family Buyer",
"fit_color": "green",
"reason": "Methodist Girls’ Primary within the 1 km ballot priority radius, with Nanyang Primary, Hwa Chong Institution and Raffles Girls’ Primary all close by. Freehold tenure removes lease-decay anxiety for multi-decade family occupation and eventual inheritance."
},
{
"persona": "Long-Horizon Freehold Investor",
"fit_color": "green",
"reason": "D21 freehold condos held 14–26 years have consistently delivered seven-figure capital gains. At 14 years old, The Cascadia is entering the sweet spot of that holding profile. Rental demand from school-proximity tenants provides income support during the hold."
},
{
"persona": "Expatriate Family on a Relocation Package",
"fit_color": "green",
"reason": "Low-density estate feel, proximity to international schools (Hollandse, Swiss, Singapore Korean) and an eight-minute walk to DTL make this a natural shortlist entry for families on two-to-four-year postings who prioritise space and school access over CBD proximity."
},
{
"persona": "HDB Upgrader Seeking Freehold",
"fit_color": "green",
"reason": "For an upgrader stepping out of a mature HDB estate in Buona Vista or Clementi, The Cascadia’s entry-level units (from approximately S$1.18 M) represent an accessible freehold foothold in one of Singapore’s most pedigreed residential addresses. Use our <a href=\"/calculator/stamp-duty\">Stamp Duty Calculator</a> to model ABSD and BSD obligations before committing."
},
{
"persona": "Short-Term Flipper (2–3 Year Horizon)",
"fit_color": "red",
"reason": "PSF ceiling constraints from newer competition and potential special-levy risk from ageing infrastructure make rapid capital appreciation unlikely. The project’s strengths are structural and tenure-based, rewarding patience rather than speed. ABSD and SSD exposure further compress net returns on a short hold."
},
{
"persona": "Yield-Maximising Investor",
"fit_color": "yellow",
"reason": "Rental yields in D21 freehold condos typically range 2.5–3.5%, in line with broader Singapore prime-fringe norms. The Cascadia’s rental demand is real but not exceptional enough to deliver outsized yields. The investment case is total-return-led rather than income-led. Model your numbers with our <a href=\"/calculator/roi\">ROI Calculator</a>."
}
]
The Cascadia is not a flashy new launch trying to justify a developer premium — it is a seasoned freehold estate in one of Singapore’s most enduring residential addresses, offering something increasingly rare: genuine tenure permanence on Bukit Timah land, surrounded by the city-state’s deepest schools cluster and served by a downtown rail line. Its weaknesses are real but well-understood: ageing infrastructure, a PSF ceiling relative to newer stock, and some traffic noise on road-facing stacks. These are priceable risks, not structural disqualifications. The buyer who wins at The Cascadia is not chasing the next 18 months of price movement; they are locking in a freehold address in a district that Singapore has continuously repriced upward for four decades, with the patient confidence that compound time and irreplaceable tenure will do the heavy lifting. For school-driven families and long-horizon investors, this remains one of D21’s most compelling arguments for existing stock over new launches.
FAQ
What is the average price for THE CASCADIA?
What is the rental yield for THE CASCADIA?
Is THE CASCADIA freehold or leasehold?
What are current transacted prices at The Cascadia?
Over the past twelve months, units at The Cascadia have transacted between S$1,405 psf and S$2,453 psf, with a 12-month average of approximately S$2,210 psf. Absolute prices have ranged from around S$1.18 million to S$8.89 million depending on unit type and facing. The highest individual transaction recorded is S$7.26 million. Prices vary materially by stack, floor, unit size and renovation condition.
How close is The Cascadia to King Albert Park MRT?
The development is approximately eight minutes on foot from King Albert Park MRT station on the Downtown Line (DTL2). From King Albert Park, commuters can reach Botanic Gardens (Circle Line interchange) in one stop, and the CBD at Downtown station in under 30 minutes. The DTL also connects northward to Beauty World (future Cross Island Line interchange) in two stops.
Which schools are within 1 km of The Cascadia?
Methodist Girls’ Primary School sits within the coveted 1 km priority enrolment radius. Within a broader two-kilometre catchment, families have access to Pei Hwa Presbyterian Primary, Nanyang Primary, Raffles Girls’ Primary, Nanyang Girls’ High School, Hwa Chong Institution, National Junior College, and Ngee Ann Polytechnic, along with international schools including the Hollandse School, Swiss School Singapore and Singapore Korean International School. This schools density is one of the strongest in the entire island.
What should I know about maintenance and condition given the 2011 TOP?
At 14 years old, The Cascadia is entering an age bracket where waterproofing and facade maintenance become material considerations. Some resident reviews have noted water seepage and mould on ceilings in certain units. Prospective buyers are strongly advised to review the Management Corporation Strata Title (MCST) sinking fund balances, request minutes of recent Annual General Meetings, commission a professional inspection, and obtain a current valuation. A well-funded sinking fund and proactive MCST reduce special-levy risk significantly.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 107 transactions analysed
- Rental data: 671 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 THE CASCADIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.