Overview & Key Facts
CASABELLA is a freehold condominium at DUCHESS AVENUE in District 10 (CCR), developed by CRL REALTY PTE LTD (CAPITALAND), comprising 82 units, completed in 2006.
Location & Connectivity
CASABELLA is approximately 820m from Sixth Avenue MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sixth Avenue | Downtown Line | 820m |
| Tan Kah Kee | Downtown Line | 850m |
| Farrer Road | Circle Line | 1.1 km |
| Holland Village | Circle Line | 1.4 km |
Schools & Education
11 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Lycee Francais de Singapour | International | 200m |
| Hollandse School | International | 350m |
| Hwa Chong International School | International | 690m |
| Hwa Chong Institution | Secondary | 700m |
| Hwa Chong Institution (JC) | Jc | 700m |
| National Junior College | Secondary | 850m |
| National Junior College | Jc | 850m |
| Chatsworth International School (Bukit Timah) | International | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 11 | $1,957 psf | $2,374,172 |
| 4 BR | 3 | $2,028 psf | $3,433,333 |
| 5+ BR | 5 | $1,318 psf | $4,464,000 |
Market Position
CASABELLA has recorded 19 sales at an average price of $3,091,363.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CASABELLA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $5,007/mo | $2,374,172 | 2.53% |
| 4 BR | $7,825/mo | $3,433,333 | 2.73% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,687 psf | — |
| 2022 | 5 | $1,986 psf | ↑ 17.7% |
| 2023 | 3 | $1,861 psf | ↓ 6.3% |
| 2024 | 3 | $1,514 psf | ↓ 18.7% |
| 2025 | 3 | $1,905 psf | ↑ 25.9% |
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CASABELLA prices have cooled 4.1% from the 2022 peak, yet remain 12.9% above where the series began in 2021. The most recent period recovered 25.9%, so the pullback may be finding a floor.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% 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 |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,468 psf | 299 |
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, international school families and quiet sanctuary seekers best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CASABELLA is a freehold development in District 10 (CCR), with 82 units, offering a gross yield of 2.7%.
At ~$1,905 psf, it reflects its premium CCR positioning.
Explore the full CASABELLA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CASABELLA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (1 km away), an upgrader gap of about $2,250,000
- Queenstown — 4-room average $1,002,705 (1.6 km away), an upgrader gap of about $2,100,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $2,200,000
FAQ
What is the average PSF for CASABELLA?
Is CASABELLA freehold?
What is the rental yield for CASABELLA?
Which MRT is nearest to CASABELLA?
Sources & Next Steps
- CASABELLA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 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: 19 transactions
- Rental data: 65 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 19 records analysed · Source: URA private-sale caveats