homequant
condo · 436915

Casuarina Cove

Project page · 99-year lease from 1993

Indicative value range
S$2,436,291 – S$2,494,636
Indicative mid S$2,468,773 · S$1,650 psf

Based on 5 sales in this project, last 12 months. Search widened 1 of 4 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 sqftIndex ×Adjusted
Jul 2026Casuarina Cove06-101,496 sqftS$2,500,000S$1,671 psf×1.000S$1,671 psf
Jun 2026Casuarina Cove01-051,625 sqftS$2,710,000S$1,667 psf×1.000S$1,667 psf
Feb 2026Casuarina Cove01-051,593 sqftS$2,625,000S$1,648 psf×0.988S$1,628 psf
Feb 2026Casuarina Cove01-051,216 sqftS$1,824,000S$1,500 psf×0.988S$1,482 psf
Feb 2026Casuarina Cove11-151,593 sqftS$2,660,000S$1,670 psf×0.988S$1,650 psf

How accurate is this estimate for Casuarina Cove?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Casuarina Cove since.

Median error
4.5%

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

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.53% gross yield

S$62,400 of rent a year against the estimate above · 0.63 points below flats like it

Leases signed here within a quarter of this size run about S$5,200 a month, the middle of 51 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft2Non-landed PropertiesS$6,500
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,900
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,900
Q3 20261300-1400 sqft2Non-landed PropertiesS$5,200
Q3 20261300-1400 sqft2Non-landed PropertiesS$5,200
Q3 20261200-1300 sqft2Non-landed PropertiesS$4,600
Q3 20261200-1300 sqft2Non-landed PropertiesS$4,600
Q3 20261300-1400 sqft2Non-landed PropertiesS$4,500

median of 51 URA rental contracts at Casuarina Cove within a quarter of 139 sqm, since 2025Q4.

Buying or selling at S$2,468,773?

Buying: Stamp duty on S$2,468,773 · Cash and CPF needed on S$2,468,773 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,468,773.

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

Primary schools near 122 Tanjong Rhu Road

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Casuarina Cove · 06-10 · Condominium · 66 years left
1,496 sqftS$2,500,000S$1,671 psf
Jun 2026
Casuarina Cove · 01-05 · Condominium · 66 years left
1,625 sqftS$2,710,000S$1,667 psf
Feb 2026
Casuarina Cove · 11-15 · Condominium · 66 years left
1,593 sqftS$2,660,000S$1,670 psf
Feb 2026
Casuarina Cove · 01-05 · Condominium · 66 years left
1,593 sqftS$2,625,000S$1,648 psf
Feb 2026
Casuarina Cove · 01-05 · Condominium · 66 years left
1,216 sqftS$1,824,000S$1,500 psf
Aug 2025
Casuarina Cove · 11-15 · Condominium · 66 years left
1,528 sqftS$2,480,000S$1,623 psf
Aug 2025
Casuarina Cove · 06-10 · Condominium · 66 years left
1,496 sqftS$2,400,000S$1,604 psf
Jul 2025
Casuarina Cove · 01-05 · Condominium · 67 years left
1,464 sqftS$2,200,000S$1,503 psf
Jul 2025
Casuarina Cove · 01-05 · Condominium · 67 years left
1,625 sqftS$2,725,000S$1,677 psf
Apr 2025
Casuarina Cove · 16-20 · Condominium · 67 years left
1,528 sqftS$2,380,000S$1,557 psf
Mar 2025
Casuarina Cove · 06-10 · Condominium · 67 years left
1,593 sqftS$2,460,000S$1,544 psf
Dec 2024
Casuarina Cove · 01-05 · Condominium · 67 years left
1,625 sqftS$2,680,000S$1,649 psf
Sept 2024
Casuarina Cove · 06-10 · Condominium · 67 years left
807 sqftS$1,350,000S$1,672 psf
May 2024
Casuarina Cove · 06-10 · Condominium · 68 years left
1,087 sqftS$1,850,000S$1,702 psf
Mar 2024
Casuarina Cove · 01-05 · Condominium · 68 years left
753 sqftS$1,135,000S$1,506 psf
Feb 2024
Casuarina Cove · 01-05 · Condominium · 68 years left
1,389 sqftS$2,050,000S$1,476 psf
Jan 2024
Casuarina Cove · 11-15 · Condominium · 68 years left
1,389 sqftS$2,260,000S$1,628 psf
May 2023
Casuarina Cove · 06-10 · Condominium · 69 years left
1,528 sqftS$2,338,388S$1,530 psf
Mar 2023
Casuarina Cove · 01-05 · Condominium · 69 years left
1,518 sqftS$2,150,000S$1,417 psf
Jan 2023
Casuarina Cove · 01-05 · Condominium · 69 years left
1,464 sqftS$2,060,000S$1,407 psf
Oct 2022
Casuarina Cove · 06-10 · Condominium · 69 years left
1,216 sqftS$1,730,000S$1,422 psf
Sept 2022
Casuarina Cove · 06-10 · Condominium · 69 years left
1,507 sqftS$2,200,000S$1,460 psf
Feb 2022
Casuarina Cove · 01-05 · Condominium · 70 years left
1,378 sqftS$1,900,000S$1,379 psf
Nov 2021
Casuarina Cove · 01-05 · Condominium · 70 years left
807 sqftS$1,160,000S$1,437 psf
Oct 2021
Casuarina Cove · 06-10 · Condominium · 70 years left
1,389 sqftS$1,830,000S$1,318 psf

Sale prices as filed in caveats.

Where the lease takes this

About 65 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years60 yearsS$2,361,885S$2,607,712S$2,873,595S$2,886,050
10 years55 yearsS$2,225,668S$2,713,077S$3,294,533S$3,323,155
20 years45 yearsS$1,976,981S$2,937,690S$4,331,810S$4,407,403

On a flat market the lease alone costs 20% over 20 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 4.09% 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.