Cavan Suites
Overview & Key Facts
Cavan Suites is a humble freehold boutique development tucked along Cavan Road in District 8 — the quiet pocket where Jalan Besar gives way to Lavender and Farrer Park. Completed in 2013 by World Class Property (Central) Pte Ltd, the project contains just 36 units in a single low-rise block, placing it firmly in the small-site, freehold boutique segment that dots the city fringe. It is not a headline-grabbing development, and that is rather the point.
The site itself is modest — this is not a mega-condo with sprawling grounds or a dozen facility zones. What Cavan Suites offers instead is a freehold tenure in a rapidly gentrifying corner of the Rest of Central Region, a short walk to three MRT stations (Bendemeer, Lavender, Farrer Park), and the everyday textures of old Jalan Besar: coffee shops, hawker centres, temples, and the shophouse-lined streets that have drawn a new generation of cafes, boutique hotels, and creative offices.
The buyer profile here skews toward singles, couples, and small-family investors looking for an entry-level freehold asset within walking distance of the CBD fringe. Transaction data shows a thin but steady trickle of resales — typical for a 36-unit site — with prices in the high S$1,700 psf range and a rental market that supports gross yields north of 4%, a genuinely competitive figure for a freehold city-fringe asset at this price point.
Location & Connectivity
Location is Cavan Suites’ strongest card. Bendemeer MRT on the Downtown Line sits roughly 380m away, a genuine 5-minute walk. Lavender MRT on the East-West Line is about 460m, and Farrer Park on the North-East Line is under 800m. Three MRT lines within walking distance is a rare amenity for a boutique freehold at this price tier — most comparable freehold developments in the city fringe are lucky to claim one.
For drivers, the PIE and KPE are both minutes away, and the CBD is a 10-minute drive in off-peak conditions. Orchard Road is around 12 minutes by car. The development is well-placed for anyone working in Raffles Place, Marina Bay, or the Tanjong Pagar / Bugis corridor — you can realistically walk to Lavender and be at Raffles Place in under 15 minutes door-to-door.
The immediate surroundings reward residents who actually explore on foot. Kitchener Road and Jalan Besar deliver one of Singapore’s most underrated food scenes: Swee Choon dim sum, Beach Road Scissor-Cut Curry Rice, a clutch of 24-hour prata shops, and the hawker centres at Berseh Food Centre and Pek Kio Market. City Square Mall at Farrer Park offers a full-service mall with FairPrice, cinemas, and a basement food hall, while Mustafa Centre — that singular 24-hour institution — is a 10-minute walk for anything you forgot to buy earlier.
For schools, St. Andrew’s Secondary, St. Andrew’s Junior, Farrer Park Primary, and Hong Wen School are all within a 1 km radius, though families with P1 balloting priorities tend to look toward more established school belts. Green space is the area’s weak point — the Kallang Park Connector is the nearest meaningful green corridor, and residents seeking actual parks will need to travel.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Andrew's Secondary School | secondary | Within 1 km |
| St. Andrew's Junior College | jc | Within 1 km |
| St. Andrew's Junior School | primary | Within 1 km |
| Farrer Park Primary School | primary | Within 1 km |
| Hong Wen School | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | ~1.1 km |
| Bendemeer Primary School | primary | ~1.2 km |
| Bendemeer Secondary School | secondary | ~1.2 km |
Facilities
Let’s be honest: at 36 units, Cavan Suites is not trying to compete on facilities. The development offers the baseline boutique kit — a compact lap pool, a small gym, a BBQ area, and a sheltered arrival drop-off — and nothing more. There is no clubhouse, no tennis court, no sprawling landscaped grounds. Buyers drawn to large-facility mega-developments will find this a clear disqualifier; buyers who view facilities as pleasant extras rather than daily draws will see it as a reasonable trade-off for the freehold tenure and location.
“It’s a small condo so don’t expect the moon. The pool is fine for a few laps, the gym has the basics, and that’s it. Honestly, what we pay for is the freehold and the three MRT stations — the facilities are almost beside the point.”
— Resident review composite via PropertyGuru
The practical upside of a 36-unit site is that facilities are rarely crowded — you will almost always have the pool to yourself on a weekday evening. Maintenance fees are correspondingly modest compared to mega-condos with extensive amenity stacks, which matters for yield-focused investors. Residents seeking a richer amenity experience typically walk 10 minutes to the OCBC Aquatic Centre, the Kallang Wave Mall, or the Sports Hub complex for serious sports facilities.
Unit Sizes & Layout
Cavan Suites’ unit mix is dominated by 1-bedroom and 2-bedroom layouts typical of boutique city-fringe projects aimed at singles, young couples, and rental investors. Historical transaction data shows average unit sizes in the sub-500 sqft range for the smallest stacks — compact by any standard, but consistent with the 2010-era shoebox era and the developer’s rental-investor positioning. 2-bedroom units extend into the 700–900 sqft range for buyers wanting actual living space.
Orientation matters more than usual on such a small site. Units facing Cavan Road itself pick up some traffic noise during peak hours but enjoy the most openness; units facing the internal courtyard are quieter but can feel enclosed given the low-rise format. Higher floors pick up partial city-skyline peeks toward the Kallang Basin. Interior finishings are functional rather than luxurious — the development was pitched at a mid-market price point and the fittings reflect that. Most resale buyers budget for a light refresh of bathrooms and kitchen surfaces.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 13 | $1,737 | $686,231 |
| 1 BR | 1 | $1,344 | $738,000 |
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $600,000 to $820,000, averaging $689,929 (~$1,803 psf).
Rents range from $1,670 to $3,000 per month across 105 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 34.1% (from $1,344 to $1,803 psf).
Neighbourhood Comparison
Within District 8, Cavan Suites sits in a narrow but meaningful niche. Sturdee Residences at ~S$1,999 psf offers a newer 99-year lease commencing 2015, a substantially larger amenity deck, and 305 units — but you pay a ~12% psf premium and accept a depreciating leasehold clock. City Square Residences (~S$1,889 psf) offers freehold tenure and a much larger 910-unit site with fuller facilities, but sits further from Bendemeer MRT and carries more dated finishings.
Piccadilly Grand at ~S$2,164 psf is a newer 99-year launch with direct MRT integration, but sits at roughly a 21% psf premium and targets a different buyer entirely. The honest positioning for Cavan Suites: it is the cheapest freehold option in a three-MRT radius within D8, the smallest in facility terms, and the strongest on rental yield. Choose accordingly based on whether your priority is tenure protection, absolute price, or lifestyle amenity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CAVAN SUITES | Freehold | 2013 | 36 | $1,803 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,167 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,767 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,891 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates CAVAN SUITES across multiple dimensions.
What Residents Say
“Three MRT stations within walking distance, freehold, and the food around Jalan Besar is unbeatable. I’ve been renting here for two years and the CBD commute is effortless — Lavender to Raffles Place is two stops.”
— Tenant review composite via EdgeProp
“Small condo, small pool, small gym. Unit size is tight. But for a freehold in this location at this price, we accepted the trade-offs. It’s a place to sleep and get to work quickly, not a resort.”
— Resident review composite via PropertyGuru
“Jalan Besar traffic is the main drawback — weekend nights can get noisy if your unit faces Cavan Road. Internal-facing stacks are noticeably quieter. Do your homework on orientation before committing.”
— Resident review composite via 99.co
The overall tone across platforms is pragmatic rather than glowing. Residents and tenants repeat a consistent theme: this is a functional boutique freehold whose value lies in tenure, transit, and location, not in lifestyle amenities or architectural flair. That is entirely consistent with the development’s positioning — Cavan Suites delivers exactly what the brochure promised, with few surprises either way.
Strengths & Weaknesses
- Freehold tenure in District 8 at sub-S$1,800 psf
- Three MRT lines within 1 km (Bendemeer, Lavender, Farrer Park)
- Bendemeer MRT at 380m — a genuine 5-minute walk
- Gross rental yield above 4% — strong for freehold city fringe
- Walking distance to CBD via Lavender MRT (2 stops to Raffles Place)
- Outstanding food scene: Jalan Besar, Kitchener Road, Mustafa Centre
- Boutique 36-unit scale means uncrowded common facilities
- Lower maintenance fees than mega-condos with extensive amenities
- City Square Mall and Farrer Park Hospital within walking distance
- Modest absolute price point vs competing freehold options in D8
- Very limited facilities — basic pool, gym, BBQ only
- Boutique 36-unit site — thin resale volume, harder price discovery
- Compact unit sizes in smallest stacks (sub-500 sqft)
- Cavan Road-facing units exposed to Jalan Besar traffic noise
- Minimal green space nearby — no major parks within walking distance
- Mid-market interior finishings — renovation spend likely on resale
- Not a strong fit for families with young children
- Architecture and landscaping are unambitious — no lifestyle wow-factor
Verdict
Cavan Suites is a development that makes sense when you understand what it is trying to be. It will never win facility-comparison shootouts against the likes of Sturdee Residences or Piccadilly Grand; its unit sizes are tight; its architecture is unambitious. But as a freehold, city-fringe, triple-MRT boutique with a 4%+ gross yield in the current market, it occupies a genuinely defensible niche. For investors chasing yield plus tenure protection, this profile is increasingly rare at sub-S$1,800 psf.
For own-stay buyers, the calculus is narrower. A single or couple who values walking access to Lavender and the CBD, doesn’t need large amenity spaces, and prefers freehold tenure over a newer 99-year lease will find this a pragmatic fit. A family with two young children almost certainly will not — the unit sizes are too tight, the facilities too thin, and the immediate neighbourhood lacks the green space and school-belt density that young families typically prioritise.
The competing options are worth considering honestly: Sturdee Residences offers a fresher 99-year lease and meaningfully better facilities at a ~12% psf premium; City Square Residences offers freehold tenure and a much larger pool of units at similar psf but slightly further from MRT. Against both, Cavan Suites wins primarily on triple-MRT walkability and modest absolute prices — a small-ticket entry into freehold D8.