A 5-room flat at 28 Cassia Crescent in Geylang has offered for a record-breaking sum of S$1,310,000 this month. This isn’t simply one other high-value sale; it’s an All-Time Excessive (ATH) for the Geylang area.
So, what makes this explicit flat, and its location so particular? Let’s dive in.
Desk of Contents
The mission: 28 Cassia Crescent
Accomplished in January 1998, 28 Cassia Crescent is a single HDB block comprising 155 items, providing a mixture of 4-room and 5-room flats. The unit that achieved the record-breaking value is a spacious 5-room flat measuring roughly 1,292 sqft. and is positioned on a excessive ground, between the sixteenth and 18th storey.
Being a mature property HDB, these flats typically boast beneficiant layouts which can be more and more uncommon in newer developments, making them extremely wanted by households in search of more room.
Block 28 Cassia Crescent obtained its Non permanent Occupation Allow (TOP) in 1974. Which means that as of its sale date in June 2025, this explicit HDB flat is roughly 51 years previous, with simply 48 years remaining on its 99-year lease.
This reality is profoundly vital. Within the HDB resale market, properties with a remaining lease of lower than 60 years are typically thought-about to face hurdles. The brand new guidelines give attention to whether or not the remaining lease can cowl the youngest purchaser till no less than age 95.
If this cowl is missing, then monetary establishments might supply decrease loan-to-value ratios. Extra crucially, patrons are restricted in how a lot of their Central Provident Fund (CPF) financial savings they will use for the acquisition because the CPF utilization is pro-rated.
But, right here we see a 51-year-old flat smashing information. That is proof that extremely fascinating attributes and an distinctive location can nonetheless command a premium, even within the face of lease decay.
Location, Location, Location: Welcome to Geylang’s Dakota neighbourhood
The first driver behind any property’s worth is its location, and 28 Cassia Crescent scores extremely right here. Nestled within the Dakota/Mountbatten space, it affords an enviable mix of connectivity, facilities, and a vibrant life-style.
- Connectivity: Residents get pleasure from very good entry to public transportation with Mountbatten MRT only a 6-minute stroll away, and Dakota MRT and Aljunied MRT additionally inside straightforward attain. This supplies seamless journey to Singapore’s metropolis centre and different components of the island.
- Schooling: Households are drawn to the proximity of respected colleges like Kong Hwa Faculty and Broadrick Secondary Faculty, together with quite a few childcare centres.
- Facilities: From day by day necessities to leisure, all the pieces is inside attain. FairPrice Jalan Tiga, Leisure Park Kallang, Metropolis Plaza, and One KM supply numerous retail and grocery choices. Geylang is synonymous with meals, and residents are spoilt for selection with the well-known Outdated Airport Highway Meals Centre virtually at their doorstep, alongside numerous native eateries and cafés. Parks like Cassia Hyperlink Exercise Nook and Mountbatten Highway/Outdated Airport Highway Open Area present inexperienced areas for rest and train.
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Geylang’s resale market developments
Geylang has historically carried a combined fame, however with the URA Grasp Plan 2019 there was a strategic push in direction of city regeneration. This contains heritage conservation for preserving the shophouse structure, improved transport infrastructure, new public areas, and the event of Paya Lebar Central into a significant industrial hub.
This ongoing gentrification and future progress potential additional improve the realm’s attraction. The event of neighborhood hubs like Wisma Geylang Serai, has additionally vastly improved the liveability of the realm.
The HDB resale market in Singapore has been on a powerful upward trajectory because the pandemic, and Geylang is not any exception. Over the previous 5 years (2020-2025), HDB resale costs have seen a constant enhance, with a rising variety of million-dollar transactions throughout numerous mature estates.
Evaluating Geylang to close by mature estates in Japanese Singapore, we see how the property has grown within the final 5 years. Whereas its share progress of 20.40% could be barely lower than Kallang and Paya Lebar over this particular interval, it’s essential to do not forget that Geylang has been attaining these beneficial properties from an already established, robust base.
For five-room flats in Geylang, the typical transacted value during the last three years stands at roughly S$817,286, with a minimal of S$550,000 and the brand new most of S$1,310,000. This means a strong demand, particularly for bigger, well-located items.
We additionally see that many of the record-breaking gross sales have been within the handle round Cassia Crescent and Dakota Crescent.
| Handle | Block | Unit | Measurement (sqft) | Worth | Worth (psf) |
|---|---|---|---|---|---|
| 28 Cassia Crescent | 28 | Flooring 16-18 | 1,292 | S$ 1.31 M | S$ 1,013.0 |
| 7 Pine Shut | 07 | Flooring 10-12 | 1,184 | S$ 1.25 M | S$ 1,055.0 |
| 9 Pine Shut | 09 | Flooring 10-12 | 1,292 | S$ 1.15 M | S$ 890.0 |
| 28 Cassia Crescent | 28 | Flooring 4-6 | 1,292 | S$ 1.13 M | S$ 874.0 |
| 60 Dakota Crescent | 60 | Flooring 4-6 | 1,475 | S$ 1.128 M | S$ 764.0 |
| 62 Dakota Crescent | 62 | Flooring 4-6 | 1,496 | S$ 1.105 M | S$ 738.0 |
| 7 Pine Shut | 07 | Flooring 16-18 | 1,184 | S$ 1.1 M | S$ 929.0 |
| 11 Pine Shut | 11 | Flooring 7-9 | 1,184 | S$ 1.1 M | S$ 929.0 |
| 28 Cassia Crescent | 28 | Flooring 10-12 | 1,292 | S$ 1.1 M | S$ 851.0 |
| 47 Jalan Tiga | 47 | Flooring 19-21 | 1,184 | S$ 1.099 M | S$ 928.0 |
| 30 Cassia Crescent | 30 | Flooring 19-21 | 1,292 | S$ 1.088 M | S$ 842.0 |
| 60 Dakota Crescent | 60 | Flooring 4-6 | 1,507 | S$ 1.08 M | S$ 716.0 |
| 5 Pine Shut | 05 | Flooring 19-21 | 1,195 | S$ 1.069 M | S$ 894.0 |
| 43 Jalan Tiga | 43 | Flooring 10-12 | 1,195 | S$ 1.063 M | S$ 889.0 |
| 7 Pine Shut | 07 | Flooring 13-15 | 1,195 | S$ 1.058 M | S$ 885.0 |
| 60 Dakota Crescent | 60 | Flooring 4-6 | 1,507 | S$ 1.05 M | S$ 696.0 |
| 28 Cassia Crescent | 28 | Flooring 10-12 | 1,292 | S$ 1.05 M | S$ 812.0 |
| 30 Cassia Crescent | 30 | Flooring 4-6 | 1,292 | S$ 1.05 M | S$ 812.0 |
| 60 Dakota Crescent | 60 | Flooring 10-12 | 1,475 | S$ 1.05 M | S$ 711.0 |
| 47 Jalan Tiga | 47 | Flooring 16-18 | 1,184 | S$ 1.04 M | S$ 878.0 |
Lots of the HDB blocks in Cassia Crescent and Dakota Crescent, significantly these 5-room and government flats constructed within the Nineteen Seventies and 80s, function exceptionally giant ground plans (e.g., 120 sqm / 1,292 sqft for a 5-room flat, and even bigger Government Residences). It is a big draw for patrons in search of more room than what newer BTO flats usually supply.
These older blocks typically have distinctive layouts or traits (just like the “butterfly blocks” in Dakota Crescent), which add to their allure and perceived worth for particular patrons. A big announcement underneath DMP2025 is the proposal to preserve six blocks at Dakota Crescent. As we mentioned, it is a key space of excessive gross sales inside Geylang.
Conserving these blocks (in-built 1958) preserves a bit of Singapore’s public housing heritage, and whereas it limits new improvement inside these particular plots, it enhances the character and attraction of the encompassing mature property, probably boosting the worth of adjoining, non-conserved HDBs by affiliation.
Last ideas: Geylang and real-estate in Japanese Singapore
What we’re witnessing in Geylang and its rapid neighborhood, anchored by the speedy transformation of Paya Lebar Central, is the emergence of a robust complementary industrial and residential hub.
Geylang’s energy lies in its potential to supply an built-in “stay, work, play” surroundings, which is the holy grail for contemporary city dwelling.
The unparalleled connectivity, the wealthy tapestry of established facilities (together with world-class culinary experiences at Outdated Airport Highway), and its strategic place adjoining to a burgeoning industrial hub like Paya Lebar, create a novel worth proposition.
Geylang’s future is not only about value appreciation, however about its deepening identification as a extremely fascinating city node that contributes considerably to Singapore’s actual property map. We’ll have our eyes peeled for extra information on this space, and in case you have any ideas, please drop a observe within the feedback under!
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