District 16 · Tampines · OCR
Cascadale
Upper Changi Road East · Condominium · Freehold
Current PSF
$1,217
-21.3% vs district median
Gross yield
2.6%
median rent $3,600/mo
3-year gain
11.1%
Transactions · 5y
12
3 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 495.71m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+97% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
East Spring Primary School 844m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 1.3km
Green
Mera Terrace Pg · 175m - 5 parks within 1km
Mall
Eastpoint Mall · 1.2km
Health
Changi Medical Facility (hospital) · 1.6km
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$883
2022
$1,035
+17.2%
2023
$1,095
+5.8%
2024
$983
-10.2%
2025
$1,162
+18.2%
2026
$1,216
+4.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $2.76 | 2.7% | 28 |
| 2BR | $3,400/mo | $2.52 | 2.5% | 37 |
| 3BR | $3,900/mo | $2.52 | 2.5% | 81 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,870,000 | 1,550 | $1,206 | 01-05 |
| Feb 2026 | $1,900,000 | 1,561 | $1,217 | 01-05 |
| Jan 2026 | $1,900,000 | 1,550 | $1,226 | 01-05 |
| Jul 2025 | $1,750,000 | 1,615 | $1,084 | 01-05 |
| Apr 2025 | $1,900,080 | 1,561 | $1,217 | 06-10 |
| Mar 2025 | $1,850,000 | 1,561 | $1,185 | 01-05 |
| Apr 2024 | $1,005,000 | 1,023 | $983 | 01-05 |
| Sept 2023 | $2,098,000 | 1,959 | $1,071 | 01-05 |
| Apr 2023 | $1,730,000 | 1,593 | $1,086 | 01-05 |
| Feb 2023 | $1,480,000 | 1,313 | $1,127 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Cascadale actually sell for - this project trades at 2.2× the nearest block’s PSF.