Overview & Key Facts
CASA ESPERANZA is a freehold condominium at BUKIT TIMAH ROAD in District 21 (RCR), developed by NT ONE DEVELOPMENT PTE LTD, comprising 90 units, completed in 1992.
Location & Connectivity
CASA ESPERANZA is approximately 130m from King Albert Park MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| King Albert Park | Downtown Line | 130m |
| Beauty World | Downtown Line | 1.1 km |
Schools & Education
8 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 660m |
| Henry Park Primary School | Primary | 710m |
| Anglo-Chinese Junior College | Jc | 720m |
| Ngee Ann Polytechnic | Tertiary | 810m |
| Singapore University of Social Sciences | Tertiary | 1 km |
| Hwa Chong Institution | Secondary | 1.5 km |
| Hwa Chong Institution (JC) | Jc | 1.5 km |
| Hwa Chong International School | International | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,589 psf | $1,830,000 |
| 4 BR | 1 | $2,008 psf | $3,760,000 |
| 5+ BR | 6 | $1,861 psf | $3,824,315 |
Market Position
CASA ESPERANZA has recorded 8 sales at an average price of $3,566,986.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,716 psf | — |
| 2023 | 2 | $1,836 psf | ↑ 7.0% |
| 2025 | 3 | $1,982 psf | ↑ 8.0% |
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The latest reading marks the highest point in this series — CASA ESPERANZA prices have climbed 15.5% since 2021.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 34+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers and heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
CASA ESPERANZA is a freehold development in District 21 (RCR), with 90 units, offering a gross yield of 1.9%.
At ~$1,982 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CASA ESPERANZA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CASA ESPERANZA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (550m away), an upgrader gap of about $2,700,000
- Bukit Timah — 4-room average $846,049 (970m away), an upgrader gap of about $2,700,000
- Clementi — 4-room average $838,557 (1.6 km away), an upgrader gap of about $2,750,000
FAQ
What is the average PSF for CASA ESPERANZA?
Is CASA ESPERANZA freehold?
What is the rental yield for CASA ESPERANZA?
Which MRT is nearest to CASA ESPERANZA?
Sources & Next Steps
- CASA ESPERANZA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 89 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 8 records analysed · Source: URA private-sale caveats