A 5-room flat at 28 Cassia Crescent in Geylang has sold for a record-breaking sum of S$1,310,000 this month. This isn’t just another high-value sale; it’s an All-Time High (ATH) for the Geylang region.
So, what makes this particular flat, and its location so special? Let’s dive in.
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The project: 28 Cassia Crescent
28 Cassia Crescent is a single HDB block comprising 155 units, offering a mix of 4-room and 5-room flats. The unit that achieved the record-breaking price is a spacious 5-room flat measuring approximately 1,292 sqft. and is located on a high floor, between the 16th and 18th storey.
Being a mature estate HDB, these flats often boast generous layouts that are increasingly rare in newer developments, making them highly sought after by families looking for more space.
Block 28 Cassia Crescent obtained its Temporary Occupation Permit (TOP) in 1997, with the lease starting in 1998. This means that as of its sale date in June 2025, this particular HDB flat is approximately 28 years old, with 71 years remaining on its 99-year lease.
Did you know: In the HDB resale market, properties with a remaining lease of less than 60 years are generally considered to face hurdles. The new rules focus on whether the remaining lease can cover the youngest buyer until at least age 95.
If this cover is lacking, then financial institutions may offer lower loan-to-value ratios. More crucially, buyers are restricted in how much of their Central Provident Fund (CPF) savings they can use for the purchase as the CPF usage is pro-rated.
Location, Location, Location: Welcome to Geylang’s Dakota neighbourhood
The primary driver behind any property’s value is its location, and 28 Cassia Crescent scores highly here. Nestled in the Dakota/Mountbatten area, it offers an enviable blend of connectivity, amenities, and a vibrant lifestyle.
- Connectivity: Residents enjoy superb access to public transportation with Mountbatten MRT just a 6-minute walk away, and Dakota MRT and Aljunied MRT also within easy reach. This provides seamless travel to Singapore’s city centre and other parts of the island.
- Education: Families are drawn to the proximity of reputable schools like Kong Hwa School and Broadrick Secondary School, along with numerous childcare centres.
- Amenities: From daily essentials to leisure, everything is within reach. FairPrice Jalan Tiga, Leisure Park Kallang, City Plaza, and One KM offer diverse retail and grocery options. Geylang is synonymous with food, and residents are spoilt for choice with the famous Old Airport Road Food Centre practically at their doorstep, alongside countless local eateries and cafés. Parks like Cassia Link Workout Corner and Mountbatten Road/Old Airport Road Open Space provide green spaces for relaxation and exercise.
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Geylang’s resale market trends
Geylang has traditionally carried a mixed reputation, but with the URA Master Plan 2019 there was a strategic push towards urban regeneration. This includes heritage conservation for preserving the shophouse architecture, improved transport infrastructure, new public spaces, and the development of Paya Lebar Central into a major commercial hub.
This ongoing gentrification and future growth potential further enhance the area’s appeal. The development of community hubs like Wisma Geylang Serai, has also vastly improved the liveability of the area.
The HDB resale market in Singapore has been on a strong upward trajectory since the pandemic, and Geylang is no exception. Over the past five years (2020-2025), HDB resale prices have seen a consistent increase, with a growing number of million-dollar transactions across various mature estates.
Comparing Geylang to nearby mature estates in Eastern Singapore, we see how the estate has grown in the last 5 years. While its percentage growth of 20.40% might be slightly less than Kallang and Paya Lebar over this specific period, it’s important to remember that Geylang has been achieving these gains from an already established, strong base.
For 5-room flats in Geylang, the average transacted price over the last three years stands at approximately S$817,286, with a minimum of S$550,000 and the new maximum of S$1,310,000. This indicates a robust demand, especially for larger, well-located units.
We also see that most of the record-breaking sales have been in the address around Cassia Crescent and Dakota Crescent.
| Address | Block | Unit | Size (sqft) | Price | Price (psf) |
|---|---|---|---|---|---|
| 28 Cassia Crescent | 28 | Floor 16-18 | 1,292 | S$ 1.31 M | S$ 1,013.0 |
| 7 Pine Close | 07 | Floor 10-12 | 1,184 | S$ 1.25 M | S$ 1,055.0 |
| 9 Pine Close | 09 | Floor 10-12 | 1,292 | S$ 1.15 M | S$ 890.0 |
| 28 Cassia Crescent | 28 | Floor 4-6 | 1,292 | S$ 1.13 M | S$ 874.0 |
| 60 Dakota Crescent | 60 | Floor 4-6 | 1,475 | S$ 1.128 M | S$ 764.0 |
| 62 Dakota Crescent | 62 | Floor 4-6 | 1,496 | S$ 1.105 M | S$ 738.0 |
| 7 Pine Close | 07 | Floor 16-18 | 1,184 | S$ 1.1 M | S$ 929.0 |
| 11 Pine Close | 11 | Floor 7-9 | 1,184 | S$ 1.1 M | S$ 929.0 |
| 28 Cassia Crescent | 28 | Floor 10-12 | 1,292 | S$ 1.1 M | S$ 851.0 |
| 47 Jalan Tiga | 47 | Floor 19-21 | 1,184 | S$ 1.099 M | S$ 928.0 |
| 30 Cassia Crescent | 30 | Floor 19-21 | 1,292 | S$ 1.088 M | S$ 842.0 |
| 60 Dakota Crescent | 60 | Floor 4-6 | 1,507 | S$ 1.08 M | S$ 716.0 |
| 5 Pine Close | 05 | Floor 19-21 | 1,195 | S$ 1.069 M | S$ 894.0 |
| 43 Jalan Tiga | 43 | Floor 10-12 | 1,195 | S$ 1.063 M | S$ 889.0 |
| 7 Pine Close | 07 | Floor 13-15 | 1,195 | S$ 1.058 M | S$ 885.0 |
| 60 Dakota Crescent | 60 | Floor 4-6 | 1,507 | S$ 1.05 M | S$ 696.0 |
| 28 Cassia Crescent | 28 | Floor 10-12 | 1,292 | S$ 1.05 M | S$ 812.0 |
| 30 Cassia Crescent | 30 | Floor 4-6 | 1,292 | S$ 1.05 M | S$ 812.0 |
| 60 Dakota Crescent | 60 | Floor 10-12 | 1,475 | S$ 1.05 M | S$ 711.0 |
| 47 Jalan Tiga | 47 | Floor 16-18 | 1,184 | S$ 1.04 M | S$ 878.0 |
Many of the HDB blocks in Cassia Crescent and Dakota Crescent, particularly those 5-room and executive flats built in the 1970s and 80s, feature exceptionally large floor plans (e.g., 120 sqm / 1,292 sqft for a 5-room flat, or even larger Executive Apartments). This is a huge draw for buyers seeking more space than what newer BTO flats typically offer.
These older blocks often have unique layouts or characteristics (like the “butterfly blocks” in Dakota Crescent), which add to their charm and perceived value for specific buyers. A significant announcement under DMP2025 is the proposal to conserve six blocks at Dakota Crescent. As we discussed, this is a key area of high sales within Geylang.
Conserving these blocks (built in 1958) preserves a piece of Singapore’s public housing heritage, and while it limits new development within those specific plots, it enhances the character and appeal of the surrounding mature estate, potentially boosting the value of adjacent, non-conserved HDBs by association.
Final thoughts: Geylang and real-estate in Eastern Singapore
What we’re witnessing in Geylang and its immediate vicinity, anchored by the rapid transformation of Paya Lebar Central, is the emergence of a powerful complementary commercial and residential hub.
Geylang’s strength lies in its ability to offer an integrated “live, work, play” environment, which is the holy grail for modern urban living.
The unparalleled connectivity, the rich tapestry of established amenities (including world-class culinary experiences at Old Airport Road), and its strategic position adjacent to a burgeoning commercial hub like Paya Lebar, create a unique value proposition.
Geylang’s future is not just about price appreciation, but about its deepening identity as a highly desirable urban node that contributes significantly to Singapore’s real estate map. We’ll have our eyes peeled for more news on this area, and if you have any thoughts, please drop a note in the comments below!
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Geylang will likely be the next hot spot in Singapore. Joo Chiat went from seedy bars to hip neighbourhood over the last decade, and most likely, Geylang will do the same over the next decade.