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HDB · 390032

Blk 32 Cassia Cres

Project page · 99-year lease from 1981

Indicative value range
S$640,000 – S$670,000
Indicative mid S$650,000 · S$6,989 psm

Based on 5 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 3210 TO 1293 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Jul 2026Blk 5407 TO 0993 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Apr 2026Blk 5410 TO 12101 sqmS$680,000S$6,733 psm×1.000S$6,733 psm
Apr 2026Blk 4201 TO 0393 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Jan 2026Blk 3404 TO 0693 sqmS$680,000S$7,312 psm×0.997S$7,290 psm

How accurate is this estimate for Cassia Cres?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Cassia Cres since.

Median error
3.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.65% gross yield

S$43,200 of rent a year against the estimate above · 0.41 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 24 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026284 ROOMS$3,900
Sept 2026544 ROOMS$3,200
Aug 2026284 ROOMS$3,800
Aug 2026544 ROOMS$3,000
Jul 2026284 ROOMS$3,800
Jun 2026304 ROOMS$4,100
Jun 2026564 ROOMS$3,650
May 2026544 ROOMS$3,800

median of 24 HDB rental approvals for 4 ROOM on Cassia Cres since 2025-10.

Buying or selling at S$650,000?

Buying: Stamp duty on S$650,000 · Cash and CPF needed on S$650,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$650,000.

Each opens with this figure filled in; change anything there.

Primary schools near 32 Cassia Cres

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 32 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
93 sqmS$670,000S$7,204 psm
Feb 2026
Blk 32 · 3 ROOM · 13 TO 15 · New Generation · 54 years left
68 sqmS$540,888S$7,954 psm
Dec 2025
Blk 32 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$553,888S$8,145 psm
Sept 2025
Blk 32 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
92 sqmS$638,000S$6,935 psm
Sept 2025
Blk 32 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
93 sqmS$685,000S$7,366 psm
Jun 2025
Blk 32 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
68 sqmS$520,000S$7,647 psm
Mar 2025
Blk 32 · 4 ROOM · 13 TO 15 · New Generation · 55 years left
93 sqmS$700,000S$7,527 psm
Sept 2024
Blk 32 · 4 ROOM · 13 TO 15 · New Generation · 56 years left
95 sqmS$685,000S$7,211 psm
Jul 2024
Blk 32 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
94 sqmS$668,000S$7,106 psm
Jul 2024
Blk 32 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
68 sqmS$482,000S$7,088 psm
Jun 2024
Blk 32 · 3 ROOM · 13 TO 15 · New Generation · 56 years left
68 sqmS$478,000S$7,029 psm
Mar 2024
Blk 32 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$465,000S$6,838 psm
Feb 2024
Blk 32 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$463,000S$6,809 psm
Apr 2023
Blk 32 · 4 ROOM · 07 TO 09 · New Generation · 57 years left
93 sqmS$661,000S$7,108 psm
Apr 2023
Blk 32 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
94 sqmS$628,000S$6,681 psm
Feb 2023
Blk 32 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
93 sqmS$600,000S$6,452 psm
Dec 2022
Blk 32 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
68 sqmS$455,000S$6,691 psm
Sept 2022
Blk 32 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$432,000S$6,353 psm
Jul 2022
Blk 32 · 4 ROOM · 13 TO 15 · New Generation · 58 years left
94 sqmS$560,000S$5,957 psm
Mar 2022
Blk 32 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
excluded: outlier
68 sqmS$382,888S$5,631 psm
Jan 2022
Blk 32 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
excluded: outlier
93 sqmS$510,000S$5,484 psm
Oct 2021
Blk 32 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
107 sqmS$648,000S$6,056 psm
Oct 2021
Blk 32 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
95 sqmS$535,000S$5,632 psm
See more

Showing 23 of 64.

Sale prices as filed in caveats.

Where the lease takes this

About 53 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years48 yearsS$617,258S$681,503S$738,081S$750,989
10 years43 yearsS$581,300S$708,602S$831,141S$860,467

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.