Cabana
Overview & Key Facts
CABANA is a 119-unit cluster housing development at Sunrise Terrace in District 28, completed in 2013 and developed by Bullion Holdings Pte Ltd and Cabana JV Pte Ltd — the former a subsidiary of Far East Organization, one of Singapore’s largest and most experienced private developers. Sitting on a 103-year lease commencing from 2009, the development occupies the verdant Seletar Hills enclave where low-density landed housing, nature reserves, and aerospace industry converge in one of Singapore’s most secluded private residential pockets.
CABANA is not a conventional condominium. It belongs to the cluster housing category — a hybrid tenure model where each home is a three-storey strata terraced house with private land, private car parking, and the self-contained character of landed living, but governed within a managed estate that provides shared facilities and 24-hour security. Each unit spans approximately 2,917–3,165 square feet across three floors, with four bedrooms, a rooftop terrace, dry and wet kitchen, and en-suite bathrooms — more space than almost any condominium apartment in Singapore at a comparable price point.
The 103-year lease is an occasionally misunderstood feature. Unlike the standard 99-year residential leasehold, certain government land sales in Singapore have historically been released on 103-year terms — a modest extension reflecting the specific sale conditions of the site. As of 2026 approximately 86 years remain, which places CABANA comfortably clear of all near-term financing and CPF-usage thresholds.
With recent transactions averaging $953 PSF and units typically transacting in the $2.8–$3.2 million range, CABANA sits at the lower-to-mid end of the D28 cluster housing market — offering a genuine landed lifestyle in a guarded, resort-style estate at a price that, on a per-square-foot basis, is among the most affordable in Singapore’s private residential market. The trade-off is car dependency: Yio Chu Kang MRT is 1.3 km away, and the Seletar Hills location demands a different daily rhythm from the urban, transit-centric lifestyle that characterises Singapore’s more central districts.
Location & Connectivity
CABANA is addressed along Sunrise Terrace in the Seletar Hills precinct of District 28 — a low-density residential neighbourhood bordered by Seletar Expressway (SLE) to the north, the Upper Seletar Reservoir to the east, and the Ang Mo Kio and Yio Chu Kang HDB towns to the south and west. The character of the area is defined by spaciousness: wide roads, mature trees, bungalow and terrace enclaves, and a suburban quiet that is deliberately distant from the density of central Singapore.
The nearest MRT station is Yio Chu Kang (NS15, North-South Line) at approximately 1.3 km — a distance that is uncomfortable as a daily walk but is served by bus. Bus 86 from Sunrise Terrace connects to Yio Chu Kang MRT in around 15 minutes. From Yio Chu Kang, Orchard is roughly 20 minutes by train; City Hall around 25 minutes. Ang Mo Kio MRT (NS16) is also accessible for those heading towards Bishan and the Circle Line interchange at Serangoon. CABANA is fundamentally a car-dependent address: residents consistently rate it as requiring a vehicle for comfortable daily living, and the development provides two private car park lots per unit in acknowledgment of this reality.
Road connectivity compensates meaningfully. The SLE is minutes away, giving fast access to the PIE for cross-island commuting, Changi Airport via the TPE, and the CTE for CBD-bound journeys. Driving to Raffles Place is typically 25–30 minutes in off-peak conditions. For households where one or both adults drive to work, the road network makes the D28 location practical; for households that rely on public transport for daily commuting, the distance to MRT is a material constraint.
Day-to-day amenities are within a short drive. AMK Hub in Ang Mo Kio, 7 minutes by car, provides a full-service mall with supermarket, cinema, and dining. Yio Chu Kang Road has neighbourhood amenities including hawker centres, wet markets, and convenience retail. Greenwich V mall near Upper Thomson is a 10-minute drive and serves as a lifestyle destination for the broader D26–D28 north corridor. The Seletar Aerospace Park and the Seletar Country Club are nearby landmark institutions that underline the area’s distinctive character.
Schools in the vicinity include Anderson Primary School (approximately 1.7 km), Da Qiao Primary School, and Lycée Français de Singapour — the French international school, which is notably close at around 1 km and makes CABANA one of the more attractive addresses for French and European expatriate families working in Singapore. GEMS World Academy and Stamford American International School are reachable by bus or short drive. The Seletar Aerospace Park connection means a meaningful cohort of CABANA residents are aviation industry professionals — a resident profile that has shaped the development’s tight community character.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | tertiary | ~1.1 km |
| Institute of Technical Education (College Central) | tertiary | ~1.5 km |
| Chong Boon Secondary School | secondary | ~2.0 km |
| Yio Chu Kang Secondary School | secondary | ~2.0 km |
Facilities
CABANA’s facilities are calibrated for the landed lifestyle it offers — resort-oriented rather than gym-focused, with communal spaces designed for family outdoor living. The estate includes a lap pool, children’s pool, hydro therapy pool within the dining cabana, outdoor fitness court, reflexology walk, children’s playground, BBQ cabana, and landscaped gardens. Security is 24-hour with guard house access at the estate entrance.
The pool and communal outdoor areas are CABANA’s strongest facilities assets. At 119 units — all of which are families with a strong preference for private outdoor space within their own units — the shared facilities rarely feel crowded. The lap pool is proportioned generously relative to the resident count. The dining cabana with hydro therapy pool is a distinctive amenity that elevates the communal entertaining experience beyond what is typical for a cluster housing development of this price tier.
“Restful and quiet, spacious and comfortable. The facilities are well-maintained and it’s a genuinely peaceful place to come home to every day.”
— Resident review via PropertyGuru
Given that each home already provides private outdoor space via the rooftop terrace, the shared facilities function as a complement rather than a necessity — a pool for lap swimming or children’s play rather than a substitute for private outdoor living. This changes the calculus compared to a conventional condo: residents are less dependent on communal areas for their quality of life, and the estate management accordingly focuses on maintaining rather than expanding the facilities footprint.
The development is approximately 13 years old as of 2026, and the physical estate is well-maintained. Common area finishings are in good condition for the vintage; Far East Organization developments of this era are consistently noted for solid construction quality and attentive MCST management. The intimate resident community — 119 families, many long-term owners — facilitates the kind of cohesive MCST governance that larger developments struggle to achieve. Residents consistently note the estate’s cleanliness, security responsiveness, and community character as differentiating factors.
Pricing & Market Position
Based on 38 recorded transactions, sale prices range from $1,880,000 to $2,955,000, averaging $2,617,059 (~$949 psf).
Rents range from $4,795 to $8,000 per month across 141 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 40.1% (from $682 to $955 psf).
Neighbourhood Comparison
CABANA’s natural comparables are other strata landed developments in D28 rather than conventional high-rise condominiums. Alana at Sunrise Terrace — literally adjacent to CABANA and also developed by Far East Organization — is the closest peer: also cluster housing, also D28, with 3- and 4-bedroom configurations and a fresher tenure position given its more recent completion. Alana typically transacts at a modest premium to CABANA reflecting its newer vintage and slightly upgraded finishings. For buyers choosing between the two, the decision often comes down to renovation willingness: CABANA’s 2013 units require updating, while Alana’s more recent completions need less work.
In the broader D28 landed segment, freehold terrace and semi-detached houses in the Seletar Hills area trade at $1,200–$1,600 PSF for similar or larger floor plates, on freehold tenure. On a per-square-foot basis, CABANA at $953 PSF represents a significant discount to true landed options, with the offsetting factor being the 103-year leasehold (versus freehold) and the strata-versus-Torrens title structure. For buyers who can accept these tenure trade-offs, the savings are material — a 2,917 sqft freehold terrace in the same district might cost $3.5–$4.5 million versus $2.8–$3.0 million at CABANA.
For buyers considering the D28 cluster housing versus a central-district condo comparison, the contrast is stark. A $3 million budget in D9–D11 purchases a 900–1,100 sqft three-bedroom apartment at $2,700–$3,300 PSF. At CABANA, the same budget delivers over 2,900 sqft, four bedrooms, two car lots, a rooftop terrace, and landed-home living. The trade-off is location: the D9–D11 apartment is MRT-adjacent and surrounded by amenities; CABANA requires a car and accepts a more suburban lifestyle. These are genuinely different products for genuinely different life stages and priorities.
For expatriate families, CABANA’s proximity to Lycée Français de Singapour (~1 km) and GEMS World Academy makes it a recurring choice in a narrow tenant and buyer profile. The Seletar Aerospace Park community — engineers, pilots, and aviation executives stationed at the park — forms another distinct buyer segment. These specialist demand pools partially explain CABANA’s price resilience despite the thin overall transaction volume.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CABANA | 103 yrs lease commencing from 2009 | 2013 | 119 | $949 |
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 2021 | 496 | $1,234 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 2020 | 1,376 | $1,481 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | — | 700 | $1,219 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 2009 | 735 | $1,592 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | — | $1,494 |
Lease Decay Analysis
The 99-year lease runs from 2009, meaning approximately 17 years have already been consumed. Roughly 82 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~82 years | Full bank financing available |
| 2039 | ~69 years | CPF usage still unrestricted for most buyers |
| 2048 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2068 | ~39 years | Significant financing restrictions for next buyer |
| 2108 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~72 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CABANA across multiple dimensions.
What Residents Say
“Restful and quiet, spacious and comfortable. Very convenient to the city via CTE. We love the privacy and the rooftop terrace — it’s become the main living space for our family at weekends.”
— Resident review via PropertyGuru
“Far better value than central district condos for the space you get. Our family of six genuinely needs this kind of home — four bedrooms, two car parks, the pool for the kids. It’s landed living without the full landed price tag.”
— Owner comment via EdgeProp
“Excellent for expat families. Very close to the French school and GEMS. Security is good, management is responsive, and it’s a genuinely quiet neighbourhood. Car is essential but that’s normal for this type of home.”
— Tenant review via PropertyGuru
“Facilities are well-maintained and the pool is almost always quiet. Community here is close-knit — most residents have been here for years, which says something. Not glamorous but very liveable if you have a car.”
— Resident review via SingaporeExpats
The consistent thread across reviews is a high quality-of-life rating from owner-occupiers and long-term tenants, tempered by unanimous acknowledgement of car dependency. Residents who chose CABANA deliberately — for the space, the privacy, the school proximity for international families, or the Seletar Aerospace Park connection — are consistently satisfied. The thin secondary market and specialist buyer profile mean CABANA is not a liquidity-first purchase, but those who understand the trade-off report genuine contentment. No structural or management issues recur across the review base.
Strengths & Weaknesses
- Exceptional space-per-dollar: ~2,917 sqft 4-bedroom cluster house at ~$953 PSF, among Singapore's lowest private residential PSF
- Genuine landed-home living: three storeys, rooftop terrace, private garden, dual kitchen, en-suite bathrooms throughout
- Two private covered car park lots per unit included as standard
- Far East Organization developer pedigree — solid construction quality and professional estate management
- Intimate 119-unit community with highly responsive MCST and well-maintained common areas
- Resort-style communal facilities: lap pool, hydro therapy pool, children's pool, BBQ cabana, fitness court
- 24-hour guarded security at estate entrance — genuine peace of mind for families
- SLE and CTE access for fast road connectivity to CBD, Changi Airport, and cross-island destinations
- Attractive to expat families — Lycée Français de Singapour within 1 km, GEMS and Stamford American nearby
- PSF appreciation trajectory: $682 PSF (2021) to $953 PSF (2024–2025), ~40% gain in four years
- Quiet, low-density Seletar Hills neighbourhood — genuine suburban green living
- Strong rental demand from Seletar Aerospace Park professionals: avg rent ~$6,930/month
- Car dependency: Yio Chu Kang MRT 1.3 km away — uncomfortable as a daily walk, bus connection required
- Walkability score 20/100 — very low; groceries, dining, and services require driving
- Thin secondary market: low transaction volume (34 total records) means longer marketing periods on exit
- No lifestyle amenities on foot — nearest mall (AMK Hub) requires a 7-minute drive
- Investment score 49/100 — constrained by specialist buyer profile and MRT distance
- En-bloc potential 30/100 — low; strata-landed assembly economics do not favour redevelopment
- Units 13 years old (2013 TOP) — kitchens, bathrooms, and finishings may need renovation ($100k–$180k budget)
- Gross yield ~2.8% — adequate but not a yield-optimisation asset
- Limited public transport options — bus-dependent for MRT access, route frequency can be a constraint
Verdict
CABANA’s investment case is, at its core, a quality-of-life story: what it offers is maximised living space, private-home character, and resort-estate amenities at a PSF that is genuinely difficult to find elsewhere in Singapore’s private residential market. At $877–$953 PSF for homes averaging 2,917 sqft, the space-per-dollar equation is exceptional. The total quantum — $2.8–$3.0 million for a 4-bedroom, 3-storey cluster house with two car lots and a rooftop terrace — compares very favourably with what a similar budget buys in central districts, where it typically purchases a compact 900–1,200 sqft condominium apartment.
The investment score of 49/100 reflects the genuine constraints on pure capital appreciation: the car-dependent location limits demand to a specific buyer profile, the walkability score of 20/100 reflects the distance from MRT and lifestyle amenities, and the low transaction volume (34 records total) creates a thin resale market with wider bid-ask spreads. PSF has trended upward from $682 (2021) to $953 (2024–2025) — a 40% gain over four years — but liquidity is limited and buyers should expect longer marketing periods compared to central-district properties.
The en-bloc score of 30/100 is low, reflecting the clustered terrace format and the logistics of land assembly for a strata-landed development — replacement development economics are less straightforward than for a high-rise condominium site. En-bloc should not be factored into investment calculations for CABANA.
For the specific buyer CABANA is designed for — families wanting landed-equivalent space, privacy, and a secure managed estate at the lowest PSF available in Singapore’s private market — the development delivers strongly. Average rental returns of $6,930 per month represent a gross yield in the 2.7–2.9% range at current valuations, consistent with Singapore’s landed segment and adequate for partial mortgage servicing but not a primary yield play.
CABANA is the right answer to a very specific question: “How do I achieve a genuine landed-home lifestyle in a managed, secure estate in Singapore, with maximum space per dollar?” For families who need four bedrooms, private car lots, a rooftop terrace, and community resort amenities — and who are comfortable with car dependency — it is one of the most compelling value propositions in D28.