Casafina
Overview & Key Facts
Casafina is a 224-unit condominium developed by CapitaLand Residential (now part of CapitaLand Group), one of Asia’s largest diversified real estate groups with a portfolio spanning over 67 residential projects in Singapore. Designed by DP Architects, Casafina was completed in 2000 on a 99-year leasehold commencing from 1996. The development is located at 211–215 Bedok South Avenue 1 in District 16, positioned in the quiet upper East Coast corridor that offers a residential character distinct from the busier Bedok town centre.
Comprising 3 blocks on a generous site of approximately 20,921 sqm, Casafina delivers a low-density living environment with a land area-to-unit ratio that allows for spacious grounds and a full suite of recreational facilities. The unit sizes are notably generous by contemporary standards, ranging from 947 sqft to 2,120 sqft — dimensions that reflect the more spacious design philosophy of the late 1990s. At an average transacted PSF of approximately S$1,231, Casafina represents one of the most accessible entry points into the East Coast condominium market.
Residents consistently describe Casafina as a “hidden gem” — a development whose spacious units, quiet surroundings, and proximity to the East Coast lifestyle belie its modest pricing. The combination of CapitaLand build quality, generous unit proportions, and a mature estate setting delivers a living experience that punches above its PSF bracket. With approximately 69 years remaining on the lease, the development serves buyers who prioritise space and lifestyle over maximum lease tenure.
Location & Connectivity
Casafina’s location along Bedok South Avenue 1 places it in the upper East Coast corridor — a residential pocket that benefits from proximity to both the established Bedok town centre and the lifestyle attractions of the East Coast and Siglap precincts. The nearest MRT station is Siglap MRT (Thomson-East Coast Line, TE29), approximately 780 metres away, followed by Bayshore MRT (TEL, TE28) at approximately 990 metres. The Thomson-East Coast Line has significantly improved connectivity for this area, providing direct access to the CBD, Marina Bay, and onward to the northern and western corridors.
The surrounding neighbourhood caters to diverse daily needs. Bedok MRT interchange (EWL/DTL) is accessible within a short bus ride, connecting to two major lines. The Parkway Parade shopping centre at Marine Parade is a short drive or bus ride away, while the Siglap and Katong precincts offer a rich tapestry of cafes, restaurants, and independent boutiques. For daily groceries, FairPrice Xpress and Sheng Siong Supermarket are nearby.
For families, the area offers access to schools including those in the Bedok and East Coast education clusters. The East Coast Parkway (ECP) provides expressway connectivity, with Changi Airport reachable in approximately 15 minutes and the CBD in 15–20 minutes during off-peak. The neighbourhood is mature and well-established, with a residential character that appeals to families and professionals who value a quieter pace than the Bedok town centre proper.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Temasek Junior College | jc | ~1.1 km |
| Global Indian International School (GIIS East Coast) | international | ~1.1 km |
| East Coast Primary School | primary | ~1.1 km |
| Temasek Primary School | primary | ~1.1 km |
| Victoria School | secondary | ~1.3 km |
Facilities
Casafina delivers a comprehensive facility set that benefits from the development’s generous 20,921 sqm site area. The swimming pool is set within well-maintained landscaped grounds, complemented by a gymnasium, tennis courts, squash court, and putting green — a breadth of sporting options that reflects the late-1990s emphasis on active recreation. BBQ pits and a clubhouse provide communal entertaining spaces, while a sauna, fitness corner, and children’s playground round out the recreational offerings. 24-hour security and covered car parking deliver the practical essentials.
“The grounds are beautifully maintained — I wake up to the sounds of chirping birds every morning. The pool area is lovely, and with only 224 units, it never feels crowded. The tennis courts are a bonus that you won’t find in many newer, smaller developments.”
— Resident review via PropertyGuru
With only 224 units sharing these facilities across a 20,921 sqm site, the density is notably low — creating an environment where pool crowding is rare, the grounds feel spacious, and the overall atmosphere remains tranquil. Maintenance standards have been consistently praised by residents, with the landscaped gardens benefiting from over two decades of mature tree growth. The low-rise development format (3 blocks) means that natural light and ventilation reach the grounds effectively, creating an outdoor environment that feels genuinely inviting rather than overshadowed by surrounding towers.
Unit Sizes & Layout
Casafina offers 224 units across 3 blocks, with a unit mix that includes 2-bedroom (from 947 sqft), 3-bedroom, 3+1 bedroom, 4-bedroom (up to 2,120 sqft), and maisonette configurations. The unit sizes are a standout feature: a 1,300+ sqft unit feels significantly larger than its stated area suggests, a quality that residents consistently highlight. The living-dining areas are particularly generous, providing genuine space for furniture arrangement and family living that many contemporary developments compress into tighter footprints.
The maisonette units offer a duplex living experience with internal staircases — a configuration that is increasingly rare in new developments and appeals to buyers who want vertical separation between living and sleeping levels within a condominium setting. The 3-block layout across the generous site means most units benefit from good separation and views toward the surrounding low-rise residential neighbourhood. Original fittings are from the year 2000 and most owners invest in renovation — the underlying structure and layout quality make renovation a rewarding exercise.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 39 | $1,122 | $1,354,849 |
| 4 BR | 10 | $1,062 | $1,550,200 |
| 5 BR | 13 | $1,056 | $2,182,761 |
Pricing & Market Position
Based on 62 recorded transactions, sale prices range from $1,060,888 to $2,550,000, averaging $1,559,951 (~$1,258 psf).
Rents range from $2,000 to $6,000 per month across 107 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 43.7% (from $938 to $1,348 psf).
Neighbourhood Comparison
Within the Upper East Coast corridor, Casafina competes with Eastpoint Green (99-year from 1997, ~540 units, Simei) and The Bayshore (99-year from 2021, ~230 units, Bayshore MRT). The Bayshore offers a fresh lease and direct TEL MRT access at a significantly higher PSF, making it the modern premium alternative. Casafina’s advantage is the dramatically lower quantum for larger unit sizes — a 1,300 sqft unit at Casafina transacts at roughly S$1.6M versus S$2.5M+ at The Bayshore for similar floor area.
Costa Del Sol (99-year from 1997, ~906 units, Bayshore) is the large-scale competitor in the immediate vicinity, offering mega-development resort facilities at a comparable PSF. Costa Del Sol wins on facility breadth (906-unit scale supports tennis courts, multiple pools, and extensive grounds), but Casafina wins on lower density, quieter atmosphere, and per-unit living space efficiency. Buyers choosing between the two are essentially choosing between resort-scale community living (Costa Del Sol) and intimate, spacious low-density living (Casafina) — both at accessible East Coast pricing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CASAFINA | 99 yrs lease commencing from 1996 | 2000 | 224 | $1,258 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | 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 ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CASAFINA across multiple dimensions.
What Residents Say
“A real hidden gem. We’ve been here five years and the units are large and spacious. The condo is generally quiet and suitable for couples or families. Lots of eating places within walking distance, and the bus connectivity to town is excellent with many direct routes.”
— Resident review via PropertyGuru
“The thing I love most about Casafina is the spacious, well laid-out units. The living-dining area is huge — everyone who visits is amazed the unit is only 1,300+ sqft because it feels so much bigger. Quiet neighbours, birdsong in the morning, well-maintained grounds. It’s not flashy, but it’s genuine quality of life.”
— Long-term resident via Singapore Expats
“Recommended for families. The pool never feels crowded, the grounds are beautiful with mature trees, and the location offers easy commute to town via numerous direct buses. The Siglap and Katong food scene is a genuine perk. Only downside is the lease — it’s ticking down, and that’s something you think about for resale in 15-20 years.”
— Resident feedback via 99.co
Strengths & Weaknesses
- Exceptionally spacious units (947-2,120 sqft) — significantly more living area per dollar than contemporary launches
- CapitaLand development pedigree with DP Architects design — proven build quality at 26 years old
- Low density: 224 units on 20,921 sqm site — spacious grounds, uncrowded pool, tranquil atmosphere
- Comprehensive facilities: pool, gym, tennis, squash, putting green, sauna, BBQ, clubhouse, playground
- Accessible PSF (~S$1,231) for East Coast condominium living — strong value proposition
- Siglap MRT (TEL) at ~780m and Bayshore MRT (TEL) at ~990m — Thomson-East Coast Line connectivity
- East Coast lifestyle access: Katong dining, Siglap cafes, East Coast Park beach and cycling
- Well-maintained grounds with mature trees and birdsong — residents describe genuine garden atmosphere
- Maisonette units offer rare duplex living within condominium setting
- Rental yield of ~3.4% supported by East Coast expatriate demand and lifestyle appeal
- Approximately 69 years remaining on 99-year lease — CPF and financing constraints emerging for older buyers
- Neither Siglap nor Bayshore MRT within doorstep distance — 780m and 990m respectively
- Original year 2000 fittings and finishes — renovation investment needed for most units
- Low-rise development without dramatic views — surrounding neighbourhood is also low-rise residential
- Bedok South Avenue 1 location less prestigious than Marine Parade or Amber Road corridor
- Limited immediate retail at doorstep — more comprehensive shopping requires a short drive or bus ride
- En-bloc prospects uncertain — 224 units on a sizeable site, but collective sale dynamics unpredictable
- Ageing building facade shows its vintage despite well-maintained grounds
Verdict
Casafina earns its reputation as an East Coast hidden gem through a combination of generous unit sizes, a CapitaLand development pedigree, low-density grounds, and a quiet neighbourhood setting — all at an accessible PSF of approximately S$1,231. The development delivers what many newer launches cannot: genuine space. A 3-bedroom unit at Casafina provides living area that many current 4-bedroom configurations struggle to match, and the maisonette options offer a duplex experience that the contemporary market has largely abandoned.
The lease is the measured consideration. With approximately 69 years remaining, Casafina is in comfortable territory for medium-term ownership but will progressively face the CPF and financing constraints that affect all ageing leasehold developments. Buyers in their 30s to early 40s have a functional holding period; those in their 50s should model the restrictions carefully. The rental yield of approximately 3.4% reflects steady demand, supported by the East Coast corridor’s appeal to expatriates and the area’s dining and lifestyle culture.
In the District 16 competitive landscape, Casafina competes on value and space rather than newness. Newer developments in the Upper East Coast area offer fresh leases and contemporary specifications at higher PSFs, while Casafina offers more square footage per dollar in a mature, well-maintained estate. For buyers whose priority is maximising living space within a quiet, full-facility environment at an East Coast address, Casafina delivers a proposition that is difficult to match at its price point. The CapitaLand DNA shows in the build quality and estate planning — even at 26 years old, the development holds together with a solidity that validates the original developer’s standards.