THE CASSANDRA is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 20 units and is TOP 2006.
This profile draws on 4 recorded transactions from URA REALIS 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 20 years from TOP, THE CASSANDRA 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 5 (West Coast / Clementi), the immediate context for THE CASSANDRA 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 4 sales and 28 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CASSANDRA dashboard.
- Average sale price: $2,062,500 across 4 transactions
- Estimated gross rental yield: 2.8%
- District 5 PSF ranking: Value tier (top 76%)
- Freehold tenure · RCR · D5 · 20 units
About THE CASSANDRA
THE CASSANDRA is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by HEETON HOLDINGS LIMITED, comprising 20 residential units, completed in 2006.
As a freehold property, THE CASSANDRA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE CASSANDRA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,471 psf | $1,940,000 |
| 4 BR | 1 | $1,170 psf | $1,700,000 |
| 5+ BR | 1 | $1,198 psf | $2,670,000 |
Sales Market Overview
THE CASSANDRA has recorded 4 sale transactions with an average transaction price of $2,062,500, ranging from $1,700,000 to $2,670,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,170 psf | $1,700,000 | — |
| 2023 | 2 | $1,315 psf | $2,275,000 | ↑ 12.4% |
| 2026 | 1 | $1,511 psf | $2,000,000 | ↑ 14.9% |
THE CASSANDRA ranks in the top 76% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, THE CASSANDRA trades 35.1% below the segment benchmark.
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Rental Market Overview
THE CASSANDRA has recorded 28 rental transactions with monthly rents averaging $4,792/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 28 | $4,792/mo | $3,200/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $3,750/mo |
| 2022 | 5 | $4,240/mo |
| 2023 | 4 | $5,575/mo |
| 2024 | 5 | $5,038/mo |
| 2025 | 5 | $5,360/mo |
| 2026 | 3 | $5,400/mo |
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Investment Analysis
Based on average rents and sale prices, THE CASSANDRA delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows THE CASSANDRA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CASSANDRA
- Pasir Panjang MRT
- Labrador Park MRT
- Haw Par Villa MRT
- Alexandra Primary School
- Dulwich College (Singapore)
- Crescent Girls'
Nearby MRT Stations
THE CASSANDRA is 270m from Pasir Panjang MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Panjang | CC26 | Circle Line | 270m |
| Labrador Park | CC27 | Circle Line | 1.2 km |
| Haw Par Villa | CC25 | Circle Line | 1.4 km |
Nearby Schools
There are 3 schools within 2 km of THE CASSANDRA.
| School | Type | Distance |
|---|---|---|
| Alexandra Primary School | Primary | 1.7 km |
| Dulwich College (Singapore) | International | 1.7 km |
| Crescent Girls' School | Secondary | 2.0 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.
Genuine walk-to-MRT access. Pasir Panjang sits about 0.27km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 20 units, THE CASSANDRA 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. Alexandra Primary School sits about 1.68km 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 4 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE CASSANDRA 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. 4 transactions in URA REALIS 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 THE CASSANDRA?
What is the rental yield for THE CASSANDRA?
Is THE CASSANDRA freehold or leasehold?
How far is the nearest MRT from THE CASSANDRA?
What is the tenure of THE CASSANDRA?
How does THE CASSANDRA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE CASSANDRA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 28 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 CASSANDRA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.