Overview & Key Facts
CUSCADEN RESERVE is a 99 yrs lease commencing from 2018 condominium at CUSCADEN ROAD in District 10 (CCR), developed by , comprising 192 units, completed in 2021.
Location & Connectivity
CUSCADEN RESERVE is approximately 480m from Napier MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Napier | Thomson-East Coast Line | 480m |
| Orchard Boulevard | Thomson-East Coast Line | 650m |
| Orchard | North-South Line | 740m |
| Orchard | Thomson-East Coast Line | 740m |
| Great World | Thomson-East Coast Line | 1.3 km |
Schools & Education
20 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 340m |
| Tanglin Secondary School | Secondary | 590m |
| Methodist Girls' School | Secondary | 700m |
| ISS International School (Paterson) | International | 740m |
| ISS International School (Preston) | International | 810m |
| Methodist Girls' School (Primary) | Primary | 850m |
| St. Anthony's Primary School | Primary | 1.1 km |
| CHIJ (Kellock) | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 21 | $2,886 psf | $2,019,048 |
| 2 BR | 126 | $3,066 psf | $2,658,273 |
| 3 BR | 17 | $3,190 psf | $3,708,765 |
| 4 BR | 1 | $3,204 psf | $6,000,000 |
| 5+ BR | 6 | $3,452 psf | $8,283,300 |
Market Position
CUSCADEN RESERVE has recorded 171 sales at an average price of $2,901,118.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CUSCADEN RESERVE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $5,852/mo | $2,019,048 | 3.48% |
| 2 BR | $7,459/mo | $2,658,273 | 3.37% |
| 3 BR | $12,078/mo | $3,708,765 | 3.91% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $3,817 psf | — |
| 2022 | 1 | $3,830 psf | ↑ 0.3% |
| 2023 | 2 | $3,589 psf | ↓ 6.3% |
| 2024 | 151 | $3,043 psf | ↓ 15.2% |
| 2025 | 13 | $3,111 psf | ↑ 2.2% |
| 2026 | 2 | $3,226 psf | ↑ 3.7% |
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From the 2022 high, CUSCADEN RESERVE prices have given back 15.8% — still 15.5% below the 2021 baseline. The most recent period recovered 3.7%, 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 |
Lease Analysis
With 91 years remaining on its 99-year lease, CUSCADEN RESERVE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, yield-focused investors and short-term flippers (<5 yr) best. Editorial fit: 'Families wanting Methodist Girls' School 1km priority zone with city-centre living'. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
freehold / generational hold, foreign / absd-aware buyers and resort facilities should treat this as a shortlist candidate, not a default choice.
multi-generational families and long-term hold (10+ yr) should probably look elsewhere. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
Verdict
CUSCADEN RESERVE is a 99 yrs lease commencing from 2018 development in District 10 (CCR), with 192 units, offering a gross yield of 3.1%.
At ~$3,126 psf, it reflects its premium CCR positioning.
Explore the full CUSCADEN RESERVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CUSCADEN RESERVE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.3 km away), an upgrader gap of about $2,000,000
- Queenstown — 4-room average $1,002,705 (1.6 km away), an upgrader gap of about $1,900,000
FAQ
What is the average PSF for CUSCADEN RESERVE?
Is CUSCADEN RESERVE freehold?
What is the rental yield for CUSCADEN RESERVE?
Which MRT is nearest to CUSCADEN RESERVE?
Sources & Next Steps
- CUSCADEN RESERVE 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: 171 transactions
- Rental data: 127 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 171 records analysed · Source: URA private-sale caveats