homequant
condo · 536443

Casa Rosa

Project page · 99-year lease from 1998

Indicative value range
S$1,580,452 – S$1,611,742
Indicative mid S$1,605,272 · S$1,368 psf

Based on 3 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
Oct 2026Casa Rosa01-051,184 sqftS$1,620,000S$1,368 psf×1.000S$1,368 psf
Aug 2026Casa Rosa01-051,109 sqftS$1,470,000S$1,326 psf×1.000S$1,326 psf
Jan 2026Casa Rosa01-051,173 sqftS$1,620,000S$1,381 psf×0.999S$1,379 psf

How accurate is this estimate for Casa Rosa?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Casa Rosa since.

Median error
10.7%

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

A thin test: 3 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.

3.21% gross yield

S$51,600 of rent a year against the estimate above · 0.14 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 9 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 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 20261100-1200 sqft3Non-landed PropertiesS$4,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$3,400
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q2 20261000-1100 sqft3Non-landed PropertiesS$4,300
Q1 20261100-1200 sqft3Non-landed PropertiesS$5,500
Q1 20262200-2300 sqft3Non-landed PropertiesS$5,000

median of 9 URA rental contracts at Casa Rosa within a quarter of 109 sqm, since 2025Q4.

Buying or selling at S$1,605,272?

Buying: Stamp duty on S$1,605,272 · Cash and CPF needed on S$1,605,272 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,605,272.

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

Primary schools near 35 Lorong Ong Lye

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
Oct 2026
Casa Rosa · 01-05 · Condominium · 70 years left
1,184 sqftS$1,620,000S$1,368 psf
Aug 2026
Casa Rosa · 01-05 · Condominium · 70 years left
1,109 sqftS$1,470,000S$1,326 psf
Jan 2026
Casa Rosa · 01-05 · Condominium · 71 years left
1,173 sqftS$1,620,000S$1,381 psf
Jul 2025
Casa Rosa · 01-05 · Condominium · 72 years left
1,173 sqftS$1,555,000S$1,325 psf
Jun 2025
Casa Rosa · 01-05 · Condominium · 72 years left
1,130 sqftS$1,370,000S$1,212 psf
Mar 2025
Casa Rosa · B1-B5 · Condominium · 72 years left
1,292 sqftS$1,550,000S$1,200 psf
Mar 2025
Casa Rosa · 01-05 · Condominium · 72 years left
1,335 sqftS$1,550,000S$1,161 psf
Feb 2025
Casa Rosa · 01-05 · Condominium · 72 years left
1,173 sqftS$1,400,000S$1,193 psf
Jan 2025
Casa Rosa · 01-05 · Condominium · 72 years left
1,098 sqftS$1,350,000S$1,230 psf
Sept 2024
Casa Rosa · 01-05 · Condominium · 72 years left
1,281 sqftS$1,500,000S$1,171 psf
Jan 2024
Casa Rosa · 01-05 · Condominium · 73 years left
1,367 sqftS$1,500,000S$1,097 psf
Sept 2023
Casa Rosa · 01-05 · Condominium · 73 years left
1,130 sqftS$1,270,000S$1,124 psf
Sept 2023
Casa Rosa · 01-05 · Condominium · 73 years left
1,496 sqftS$1,500,000S$1,003 psf
Mar 2023
Casa Rosa · 01-05 · Condominium · 74 years left
1,173 sqftS$1,300,000S$1,108 psf
Mar 2023
Casa Rosa · 01-05 · Condominium · 74 years left
2,174 sqftS$1,980,000S$911 psf
Feb 2022
Casa Rosa · 01-05 · Condominium · 75 years left
1,173 sqftS$1,200,000S$1,023 psf

Sale prices as filed in caveats.

Where the lease takes this

About 70 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 years65 yearsS$1,569,467S$1,732,818S$1,909,496S$1,963,339
10 years60 yearsS$1,501,514S$1,830,337S$2,222,608S$2,349,718
20 years50 yearsS$1,322,823S$1,965,646S$2,898,468S$3,239,474

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.