The Cascadia
Freehold condo of 536 units along the prestigious Bukit Timah Road corridor. Near King Albert Park MRT and elite schools.
Overview & Key Facts
THE CASCADIA is a freehold condominium on Bukit Timah Road in District 21, developed by Allgreen Properties through its subsidiary Boonridge Pte Ltd. Completed in 2011, it comprises 536 units across a generously landscaped site in one of Singapore’s most established residential corridors. The development sits along the stretch of Bukit Timah Road between King Albert Park and Sixth Avenue — an address that carries genuine heritage weight in Singapore’s property landscape.
District 21 occupies a distinctive position in the market: it is firmly OCR by official classification, yet it commands pricing and prestige closer to RCR or even fringe-CCR levels. This is the Bukit Timah effect — the road itself functions as a premium brand, driven by decades of association with elite schools, landed enclaves, and proximity to nature reserves. THE CASCADIA benefits directly from this address premium while offering freehold tenure, a combination that becomes increasingly rare in new supply.
With an average transacted price of S$2.24 million and a median of S$2.11 million, the development sits squarely in the upper-mid tier for the district. Its 12-month PSF of S$2,214 reflects steady appreciation from S$1,868 over recent years — a trajectory that speaks to sustained demand for freehold Bukit Timah addresses rather than speculative froth.
Location & Connectivity
THE CASCADIA sits on Bukit Timah Road roughly midway between King Albert Park MRT (Downtown Line) and Sixth Avenue MRT (Downtown Line). King Albert Park station is approximately 540 metres away — technically walkable but involving a stretch along Bukit Timah Road that is not especially pedestrian-friendly in Singapore’s climate. Sixth Avenue MRT is 1.14 km away, making it a bus or driving trip. The Downtown Line provides direct access to the CBD (Bayfront, Downtown) without transfers, which partially offsets the peripheral location.
For drivers, the development benefits from excellent arterial connectivity. Bukit Timah Road feeds directly into Dunearn Road toward Orchard, while the PIE and BKE expressways are accessible within minutes. The Bukit Timah corridor is one of the more car-friendly premium residential zones in Singapore, and most households here operate with at least one vehicle.
The walkability score of 35 is honest and reflects a real limitation. Day-to-day errands — groceries, dining, banking — typically require a short drive or bus ride to either Beauty World Centre, Bukit Timah Plaza, or the King Albert Park dining cluster. This is not a walk-out-the-door-and-grab-coffee neighbourhood. Residents who prize walkable urbanism will find this frustrating; those who prioritise greenery and quiet will consider it a feature, not a bug.
The school catchment is arguably the location’s strongest card. Australian International School is 660 metres away, Hwa Chong Institution 1.09 km, Henry Park Primary 1.14 km, and Anglo-Chinese Junior College 1.23 km. This cluster of elite local and international schools makes THE CASCADIA a serious contender for families prioritising education access — and it shows in the tenant profile, which skews toward expat families on school-driven leases.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Australian International School | international | Within 1 km |
| 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 |
Facilities
THE CASCADIA delivers a solid facilities package appropriate for a 536-unit freehold development, though it does not attempt to compete with the mega-condo resort formula. The grounds include a 50-metre lap pool, a children’s wading pool, a well-equipped gymnasium, tennis court, BBQ pavilions, function rooms, a playground, and landscaped jogging paths through the compound. The overall layout prioritises mature landscaping and spacing between blocks over sheer amenity count.
At 536 units, the development hits a sweet spot: large enough to support properly maintained common facilities without the sky-high maintenance fees of a 200-unit boutique project, yet not so large that pools are perpetually crowded or booking systems become a source of resident frustration. Residents generally report that facilities are accessible without excessive wait times, which is a genuine quality-of-life factor that gets overlooked in brochure comparisons.
The landscaping deserves mention. At 15 years of age, the compound’s tropical planting has matured into genuine greenery rather than the sparse, newly-planted look of recent TOPs. Combined with the Bukit Timah corridor’s existing tree canopy, the overall environment feels significantly more established than anything a new launch can offer on day one.
Facilities are competent but not a differentiator. Buyers drawn to THE CASCADIA are typically choosing it for the freehold tenure, Bukit Timah address, and school proximity — not for the pool or gym. If resort-style amenities are a priority, newer developments like Reserve Residences or Nava Grove will offer more on that front, albeit at higher PSF and with leasehold tenure.
Unit Sizes & Layout
THE CASCADIA offers a range from compact 1-bedroom units through to larger 3- and 4-bedroom configurations, with the bulk of units oriented toward the 2- and 3-bedroom family market. Being a 2011 completion, unit sizes are noticeably more generous than contemporary new-build equivalents — a recurring theme with pre-2015 developments that consistently resonates with buyers tired of shrinking floor plates.
Layouts are generally efficient with minimal wasted corridor space, and many units benefit from the development’s orientation along Bukit Timah Road — higher-floor units on the right stacks capture views toward the Bukit Timah Nature Reserve canopy, which is a genuinely attractive and protected outlook. Units facing the internal compound enjoy pool and garden views with good privacy from neighbouring developments.
Interior finishings reflect the standards of 2011-era construction — functional and decent quality, but most resale units at this point have been partially or fully renovated by their owners. Buyers should expect to budget for renovation, particularly kitchens and bathrooms, to bring the unit up to current expectations. This is standard for a 15-year-old development and should be priced into any acquisition calculation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 16 | $1,997 | $1,145,625 |
| 2 BR | 25 | $2,054 | $1,816,155 |
| 3 BR | 37 | $2,075 | $2,400,426 |
| 4 BR | 20 | $1,912 | $2,860,274 |
| 5 BR | 9 | $1,254 | $3,620,988 |
Pricing & Market Position
Based on 107 recorded transactions, sale prices range from $1,030,000 to $7,260,000, averaging $2,264,897 (~$2,243 psf).
Rents range from $2,000 to $22,000 per month across 671 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 31.3% (from $1,779 to $2,335 psf).
Neighbourhood Comparison
The competitive set in D21 has become crowded with new launches, and THE CASCADIA’s positioning against them is instructive. Reserve Residences (S$2,494 psf, 99-year) offers integrated mall and MRT convenience at Beauty World but carries a significant leasehold premium. Nava Grove (S$2,487 psf, 99-year) and Pinetree Hill (S$2,485 psf, 99-year) are newer product with contemporary finishings but again on depreciating leases. KI Residences (S$1,953 psf, 999-year) and Forett at Bukit Timah (S$2,128 psf, freehold) are the closest comparables on tenure.
The core question for buyers is whether the freehold tenure premium justifies choosing a 15-year-old development over a brand-new one. For a 10+ year hold, the math increasingly favours freehold: the new launches will have consumed 10+ years of their 99-year lease while THE CASCADIA’s tenure remains perpetual. For shorter holds or buyers prioritising brand-new finishings and the latest smart-home features, the new launches offer a more contemporary living experience.
Against the freehold comparables, THE CASCADIA at S$2,214 psf sits between Forett (S$2,128) and KI Residences (S$1,953 on 999-year). It offers a larger compound and more established grounds than either, with the trade-off of older finishings. For buyers specifically targeting freehold Bukit Timah, this trio represents the realistic shortlist, and THE CASCADIA’s 536-unit scale gives it an edge in facilities and community feel over the smaller boutique options.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CASCADIA | Freehold | 2011 | 536 | $2,243 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates THE CASCADIA across multiple dimensions.
What Residents Say
“We chose The Cascadia primarily for the schools — Australian International for the younger one, Hwa Chong for the elder. The freehold was a bonus. It’s quiet, the grounds are mature, and we don’t feel the need to leave the compound on weekends. The pool is never crowded.”
— Expat family, resident since 2019
“Walkability is honestly not great — you need a car for most errands. But that’s the trade-off for living on Bukit Timah Road with this kind of space and greenery. We knew that going in and have no regrets.”
— Owner-occupier, resident since 2016
“The nature reserve is literally minutes away. Weekend mornings we walk to the trail entrance and do the loop before breakfast. You can’t get that anywhere in the central region at this price point.”
— Resident review via PropertyGuru
Resident sentiment clusters around three consistent themes: appreciation for the greenery and tranquil compound, acknowledgement of the walkability limitation, and satisfaction with the school catchment. The tenant mix skews toward expat families and local professionals — a profile consistent with the Bukit Timah corridor’s demographic. Maintenance and management receive generally positive marks, with the mature landscaping frequently cited as a standout feature versus newer developments.
Strengths & Weaknesses
- Freehold tenure on prestigious Bukit Timah Road — increasingly rare in new supply
- PSF undercuts nearby 99-year new launches by 10–12% while offering perpetual lease
- Elite school catchment: Australian Intl (660m), Hwa Chong (1.09km), Henry Park Primary (1.14km), ACJC (1.23km)
- King Albert Park MRT (Downtown Line) within 540 metres — direct CBD access
- Strong steady PSF appreciation: $1,868 → $2,248 over recent years
- Mature landscaping at 15 years — genuine tropical greenery vs newly-planted new launches
- Minutes from Bukit Timah Nature Reserve and Rail Corridor for outdoor lifestyle
- 536-unit sweet spot: sufficient scale for well-maintained facilities without overcrowding
- Established Allgreen development with solid build quality and management track record
- Bukit Timah address carries intangible prestige that consistently supports resale demand
- Low walkability score (35) — car-dependent for most daily errands and dining
- MRT access rating of 5 — King Albert Park is 540m but the walk is not comfortable in Singapore heat
- Gross yield of 2.56% is low even by D21 standards — this is not a rental income play
- Interior finishings are 2011-vintage; most units require renovation budget to meet current standards
- Bukit Timah Road-facing units experience significant traffic noise on lower floors
- En-bloc score of 26 is very low — no realistic collective sale prospect in foreseeable future
- Limited retail and dining within walking distance; Beauty World or King Albert Park clusters require transport
- No integrated mall or direct MRT link unlike newer competitors such as Reserve Residences
- Facilities are competent but not a differentiator — buyers seeking resort-style amenities should look elsewhere
Verdict
THE CASCADIA occupies a specific and defensible niche in the D21 market: freehold tenure on Bukit Timah Road at a PSF that undercuts the newest competition. At S$2,214 psf, it sits meaningfully below Reserve Residences (S$2,494), Nava Grove (S$2,487), and Pinetree Hill (S$2,485) — all of which are 99-year leasehold. The freehold premium is real, and THE CASCADIA currently offers it at a discount to leasehold new launches, which is an unusual market condition.
The investment case is steady rather than explosive. PSF appreciation from S$1,868 to S$2,248 over recent years represents solid, consistent growth characteristic of established freehold developments in prime districts. The gross yield of 2.56% is low but typical for the Bukit Timah corridor — this is a capital preservation and appreciation play, not a yield play. Buyers seeking rental returns should look elsewhere.
The honest weaknesses are walkability and MRT access. A walkability score of 35 means this is a car-dependent address, and while King Albert Park MRT is 540 metres away, the walk is not pleasant enough that most residents would choose it over driving. For MRT-dependent households — particularly single-car families where one partner commutes by train — this friction is real and daily.
For the right buyer — a family with school-age children, at least one car, appreciation for the Bukit Timah lifestyle, and a long-term hold horizon — THE CASCADIA delivers freehold security on a premium address at pricing that the market has not yet fully caught up to. The en-bloc score of 26 is low, which means buyers should plan to hold rather than speculate on collective sale. This is a home first, an investment second — and for that purpose, it is well suited.