homequant
condo · 469336

Casafina

Project page · 99-year lease from 1996

Indicative value range
S$1,627,960 – S$1,745,015
Indicative mid S$1,691,659 · S$1,321 psf

Based on 8 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
Aug 2026Casafina01-05904 sqftS$1,350,000S$1,493 psf×1.000S$1,493 psf
Apr 2026Casafina01-051,281 sqftS$1,620,000S$1,265 psf×1.000S$1,265 psf
Mar 2026Casafina01-051,033 sqftS$1,490,000S$1,442 psf×0.999S$1,440 psf
Mar 2026Casafina01-051,345 sqftS$1,800,000S$1,338 psf×0.999S$1,336 psf
Mar 2026Casafina01-051,259 sqftS$1,600,000S$1,270 psf×0.999S$1,269 psf
Dec 2025Casafina01-051,604 sqftS$1,998,000S$1,246 psf×1.021S$1,272 psf
Dec 2025Casafina01-051,249 sqftS$1,609,000S$1,289 psf×1.021S$1,315 psf
Dec 2025Casafina01-051,324 sqftS$1,720,000S$1,299 psf×1.021S$1,326 psf

How accurate is this estimate for Casafina?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Casafina since.

Median error
4.7%

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

What the rent says

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

3.07% gross yield

S$51,900 of rent a year against the estimate above · 0.48 points below flats like it

Leases signed here within a quarter of this size run about S$4,325 a month, the middle of 14 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 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 sqft3Non-landed PropertiesS$4,350
Q3 20261100-1200 sqft2Non-landed PropertiesS$4,300
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,800
Q2 20261600-1700 sqft4Non-landed PropertiesS$6,200
Q2 20261900-2000 sqft3Non-landed PropertiesS$5,000
Q2 20261200-1300 sqft3Non-landed PropertiesS$4,500
Q1 20262000-2100 sqft3Non-landed PropertiesS$6,000
Q1 20262000-2100 sqft3Non-landed PropertiesS$6,000

median of 14 URA rental contracts at Casafina within a quarter of 119 sqm, since 2025Q4.

Buying or selling at S$1,691,659?

Buying: Stamp duty on S$1,691,659 · Cash and CPF needed on S$1,691,659 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,691,659.

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

Primary schools near 211 Bedok South Avenue 1

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
Sept 2026
Casafina · 01-05 · Condominium · 68 years left
2,131 sqftS$2,660,000S$1,248 psf
Aug 2026
Casafina · 01-05 · Condominium · 68 years left
904 sqftS$1,350,000S$1,493 psf
Apr 2026
Casafina · 01-05 · Condominium · 69 years left
1,281 sqftS$1,620,000S$1,265 psf
Mar 2026
Casafina · 01-05 · Condominium · 69 years left
1,345 sqftS$1,800,000S$1,338 psf
Mar 2026
Casafina · 01-05 · Condominium · 69 years left
1,259 sqftS$1,600,000S$1,270 psf
Mar 2026
Casafina · 01-05 · Condominium · 69 years left
1,033 sqftS$1,490,000S$1,442 psf
Dec 2025
Casafina · 01-05 · Condominium · 69 years left
1,324 sqftS$1,720,000S$1,299 psf
Dec 2025
Casafina · 01-05 · Condominium · 69 years left
1,249 sqftS$1,609,000S$1,289 psf
Dec 2025
Casafina · 01-05 · Condominium · 69 years left
2,099 sqftS$2,550,000S$1,215 psf
Dec 2025
Casafina · 01-05 · Condominium · 69 years left
2,120 sqftS$2,410,000S$1,137 psf
Dec 2025
Casafina · 01-05 · Condominium · 69 years left
1,604 sqftS$1,998,000S$1,246 psf
Nov 2025
Casafina · 01-05 · Condominium · 69 years left
2,120 sqftS$2,350,000S$1,108 psf
Nov 2025
Casafina · 01-05 · Condominium · 69 years left
1,981 sqftS$2,350,000S$1,187 psf
Oct 2025
Casafina · 01-05 · Condominium · 69 years left
2,045 sqftS$2,325,000S$1,137 psf
Oct 2025
Casafina · 01-05 · Condominium · 69 years left
1,001 sqftS$1,450,000S$1,448 psf
Oct 2025
Casafina · 01-05 · Condominium · 69 years left
1,270 sqftS$1,600,000S$1,260 psf
Oct 2025
Casafina · 01-05 · Condominium · 69 years left
1,464 sqftS$1,800,000S$1,230 psf
Aug 2025
Casafina · 01-05 · Condominium · 69 years left
1,270 sqftS$1,670,000S$1,315 psf
Aug 2025
Casafina · 01-05 · Condominium · 69 years left
1,302 sqftS$1,655,000S$1,271 psf
Jul 2025
Casafina · 01-05 · Condominium · 70 years left
1,238 sqftS$1,460,888S$1,180 psf
Jul 2025
Casafina · 01-05 · Condominium · 70 years left
1,302 sqftS$1,665,000S$1,278 psf
May 2025
Casafina · 01-05 · Condominium · 70 years left
2,045 sqftS$2,230,000S$1,090 psf
Jan 2025
Casafina · 01-05 · Condominium · 70 years left
1,378 sqftS$1,710,000S$1,241 psf
Nov 2024
Casafina · 01-05 · Condominium · 70 years left
2,088 sqftS$2,200,000S$1,054 psf
Oct 2024
Casafina · 01-05 · Condominium · 70 years left
excluded: outlier
1,141 sqftS$1,375,000S$1,205 psf
Jun 2024
Casafina · 01-05 · Condominium · 71 years left
1,238 sqftS$1,550,000S$1,252 psf
May 2024
Casafina · 01-05 · Condominium · 71 years left
2,120 sqftS$2,300,888S$1,085 psf
May 2024
Casafina · 01-05 · Condominium · 71 years left
1,033 sqftS$1,280,000S$1,239 psf
Apr 2024
Casafina · 01-05 · Condominium · 71 years left
2,131 sqftS$2,450,000S$1,150 psf
Mar 2024
Casafina · 01-05 · Condominium · 71 years left
1,496 sqftS$1,770,000S$1,183 psf
Mar 2024
Casafina · 01-05 · Condominium · 71 years left
1,012 sqftS$1,280,000S$1,265 psf
Dec 2023
Casafina · 01-05 · Condominium · 71 years left
990 sqftS$1,150,000S$1,161 psf
Sept 2023
Casafina · 01-05 · Condominium · 71 years left
1,238 sqftS$1,510,000S$1,220 psf
May 2023
Casafina · 01-05 · Condominium · 72 years left
1,270 sqftS$1,450,000S$1,142 psf
Apr 2023
Casafina · 01-05 · Condominium · 72 years left
1,023 sqftS$1,170,000S$1,144 psf
Feb 2023
Casafina · 01-05 · Condominium · 72 years left
1,033 sqftS$1,318,888S$1,276 psf
Jan 2023
Casafina · 01-05 · Condominium · 72 years left
1,281 sqftS$1,410,000S$1,101 psf
Sept 2022
Casafina · 01-05 · Condominium · 72 years left
1,281 sqftS$1,370,000S$1,070 psf
Sept 2022
Casafina · 01-05 · Condominium · 72 years left
1,195 sqftS$1,350,000S$1,130 psf
May 2022
Casafina · 01-05 · Condominium · 73 years left
1,195 sqftS$1,100,000S$921 psf
May 2022
Casafina · 01-05 · Condominium · 73 years left
1,981 sqftS$1,810,000S$914 psf
Apr 2022
Casafina · 01-05 · Condominium · 73 years left
1,141 sqftS$1,150,000S$1,008 psf
Jan 2022
Casafina · 01-05 · Condominium · 73 years left
1,981 sqftS$1,910,000S$964 psf
Jan 2022
Casafina · 01-05 · Condominium · 73 years left
1,378 sqftS$1,350,000S$980 psf
Jan 2022
Casafina · 01-05 · Condominium · 73 years left
1,378 sqftS$1,280,000S$929 psf
Dec 2021
Casafina · 01-05 · Condominium · 73 years left
1,270 sqftS$1,250,000S$984 psf
Nov 2021
Casafina · 01-05 · Condominium · 73 years left
1,399 sqftS$1,260,000S$900 psf
Nov 2021
Casafina · 01-05 · Condominium · 73 years left
1,238 sqftS$1,295,000S$1,046 psf
Oct 2021
Casafina · 01-05 · Condominium · 73 years left
1,464 sqftS$1,464,000S$1,000 psf
See more

Showing 49 of 51.

Sale prices as filed in caveats.

Where the lease takes this

About 68 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, 4.58% a yearmeasured
5 years63 yearsS$1,618,417S$1,786,863S$1,969,051S$2,024,573
10 years58 yearsS$1,525,078S$1,859,061S$2,257,488S$2,386,593
20 years48 yearsS$1,354,672S$2,012,971S$2,968,253S$3,317,469

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 4.58% 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.