Overview & Key Facts
CASA IRRAWADDY is a freehold condominium at IRRAWADDY ROAD in District 12 (RCR), developed by HOUSING DEVELOPMENT PTE LTD, comprising 30 units, completed in 1995.
Location & Connectivity
CASA IRRAWADDY is approximately 560m from Novena MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 560m |
| Toa Payoh | North-South Line | 870m |
| Mount Pleasant | Thomson-East Coast Line | 1.2 km |
Schools & Education
21 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 750m |
| Beatty Secondary School | Secondary | 960m |
| New Town Primary School | Primary | 1 km |
| St. Joseph's Institution | Secondary | 1.1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| School of Science and Technology | Jc | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,724 psf | $1,540,000 |
| 3 BR | 4 | $1,599 psf | $1,797,750 |
Market Position
CASA IRRAWADDY has recorded 6 sales at an average price of $1,711,833.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,405 psf | — |
| 2024 | 3 | $1,661 psf | ↑ 18.2% |
| 2025 | 2 | $1,726 psf | ↑ 3.9% |
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The latest reading marks the highest point in this series — CASA IRRAWADDY prices have climbed 22.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% 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 ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,843 psf | 200 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
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.
- The 30-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 31+ 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
The profile fits families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For en-bloc speculators, 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 IRRAWADDY is a freehold development in District 12 (RCR), with 30 units, offering a gross yield of 2.5%.
At ~$1,726 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CASA IRRAWADDY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CASA IRRAWADDY against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (300m away), an upgrader gap of about $850,000
- Toa Payoh — 4-room average $929,793 (610m away), an upgrader gap of about $800,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $600,000
FAQ
What is the average PSF for CASA IRRAWADDY?
Is CASA IRRAWADDY freehold?
What is the rental yield for CASA IRRAWADDY?
Which MRT is nearest to CASA IRRAWADDY?
Sources & Next Steps
- CASA IRRAWADDY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 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: 6 transactions
- Rental data: 26 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 6 records analysed · Source: URA private-sale caveats