The Cassandra
The Cassandra is a freehold condominium located in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), part of the Rest of Central Region (RCR). Completed in 2006, the development comprises 20 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
THE CASSANDRA is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by HEETON HOLDINGS LIMITED, comprising 20 units, completed in 2006.
Location & Connectivity
THE CASSANDRA is approximately 270m from Pasir Panjang MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Pasir Panjang | Circle Line | 270m |
| Labrador Park | Circle Line | 1.2 km |
| Haw Par Villa | Circle Line | 1.4 km |
Schools & Education
3 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Alexandra Primary School | Primary | 1.7 km |
| Dulwich College (Singapore) | International | 1.7 km |
| Crescent Girls' School | Secondary | 2 km |
Unit Mix & Pricing
| 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 |
Market Position
THE CASSANDRA has recorded 4 sales at an average price of $2,062,500.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,170 psf | — |
| 2023 | 2 | $1,315 psf | ↑ 12.4% |
| 2026 | 1 | $1,511 psf | ↑ 14.9% |
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The latest reading marks the highest point in this series — THE CASSANDRA prices have climbed 29.1% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 134.8 as of June 2026 — down 5.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 20-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, international school families, tertiary student housing and long-term hold (10+ yr). Located ~269m from Pasir Panjang MRT, this property is a comfortable daily walk for transit commuters.
car-owning households should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
THE CASSANDRA is a freehold development in District 5 (RCR), with 20 units, offering a gross yield of 2.8%.
At ~$1,511 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full THE CASSANDRA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE CASSANDRA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.4 km away), an upgrader gap of about $1,150,000
- Queenstown — 4-room average $1,002,705 (1.8 km away), an upgrader gap of about $1,050,000
FAQ
What is the average PSF for THE CASSANDRA?
Is THE CASSANDRA freehold?
What is the rental yield for THE CASSANDRA?
Which MRT is nearest to THE CASSANDRA?
Sources & Next Steps
- THE CASSANDRA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
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
- Rental data: 29 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 4 records analysed · Source: URA private-sale caveats