Project Comparison Tool
Compare New Launch Condos
Side-by-side analysis of pricing, indicative PSF, school priority zones, and unit economics.
CondoWatch Intel™
Head-to-Head Showdown
Institutional comparative evaluation of entry pricing, transit connectivity, and exit liquidity.
| Project |
Kassia
by Hong Leong Holdings
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Thomson Reserve
by UOL, SingLand and CapitaLand
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|---|---|---|
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Institutional 50-mark algorithmic audit & strategic exit roadmap
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Overall Buyer Audit™
Score out of 50 & Grade
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37
/ 50
🛡️
SOLID
3.7★ (74.0%)
Prime D17 Balanced Selection
★ 3 / 10 Pillars at 5/5
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47
/ 50
🏆
EXCEPTIONAL
4.7★ (94.0%)
All-Round Investment Flagship
★ 7 / 10 Pillars at 5/5
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1. Walk to MRT
Transit connectivity
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★★☆☆☆
2/5
18 min walk (~1410m) to Pasir Ris MRT (EW1, CR5)
> 15 min walk (2★)
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★★★★★
5/5
5 min walk (~398m) to Upper Thomson MRT (TE8)
< 5 min walk (Immediate sheltered/doorstep access)
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2. Primary Schools (1km)
<1km MOE Phase 2C
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★★★★★
5/5
East Spring Primary School (692m, 100% Phase 2C Entry) · White Sands Primary School (1.0km)
Primary school within 1km (5★)
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★★★★★
5/5
Ai Tong School (512m, Elite SAP School · Phase 2C Priority) · Catholic High School (1.5km)
Elite SAP School within 1km (5★)
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3. Scale & Facilities
Unit count & upkeep
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★★★★☆
4/5
276 units (Balanced mid-density estate) · 150,695 sq ft land (Plot Ratio 1.4) · ~70% open landscape & facilities · ~546 sq ft land share per unit
250 – 449 units (Mid-size development, 4★)
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★★★★★
5/5
1,268 units (Mega-scale resort development) · 545,003 sq ft land (Plot Ratio 2.8) · ~88% open landscape & facilities · ~430 sq ft land share per unit
≥ 450 units (Large-scale mega development, 5★)
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4. Tenure & Lease Life
Decay risk & aging
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★★★★★
5/5
Rare Freehold (Estate in Perpetuity)
Freehold / 999-year (Estate in Perpetuity, 5★)
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★★★★★
5/5
99 years remaining (commenced ~2026)
> 90 years remaining (Fresh lease lifespan, 5★)
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5. Rental Cash Return
Gross district yield
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★★★★☆
4/5
3.60% gross return (D17 benchmark median)
3.1% – 3.7% range (RCR/OCR benchmark, 4★)
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★★★★☆
4/5
3.17% gross return (D20 benchmark median)
3.1% – 3.7% range (RCR/OCR benchmark, 4★)
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6. Resale Buyer Pool
HDB MOP / Private Resale
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★★★☆☆
3/5
39,837 established 4R/5R/Exec HDB flats within 2km (267 fresh MOP ≥ 2025)
Established HDB upgrader base (39,837 4R/5R/Exec units within 2km, 3★)
MOP Map »
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★★★★☆
4/5
319 verified $1M+ HDB sales & 14,460 4R/5R/Exec flats within 2km (2,317 D20 private resales)
Mature high-equity catchment (319 $1M+ HDB sales & 14,460 4R/5R flats, 4★)
MOP Map »
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7. Master Plan Growth
Transformation nodes
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★★☆☆☆
2/5
Mature non-growth zone (> 2km from major transformation)
> 2,000m mature zone (2★)
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★★★★★
5/5
Inside Upper Thomson Growth Node (~987m)
Within core transformation zone (≤ 1000m, 5★)
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8. Land Supply & Resets
2km GLS tenders
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★★★★☆
4/5
2 confirmed GLS sites within 2km (nearest: Tenet EC at 1.65km, $659 psf ppr [Awarded Jul 2021])
2 plots within 2km (Healthy benchmark price reset, 4★)
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★★★★★
5/5
1 confirmed GLS site within 2km: Lorong Puntong Residences (0.45km, $1,612 psf ppr [Awarded Oct 2024], +$434 / +36.8% vs this site's land rate)
Significant positive benchmark reset: nearby GLS $1,612 psf ppr vs $1,178 (+36.8%, 5★)
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9. Malls & Supermarkets
Retail & grocery reach
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★★★☆☆
3/5
Giant (~832m) · Eastpoint Mall (2.55km)
Neighbourhood supermarket (≤ 1.35km) or regional mall within 2km (3★)
🛍️ Area Map »
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★★★★★
5/5
Thomson Plaza (4 min walk, ~295m) · FairPrice Finest (~250m) · 1 mall & 3 supermarkets within 1km
Doorstep Mall (≤ 650m) & Supermarket (≤ 600m) within easy walk (5★)
🛍️ Area Map »
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10. Car Park & EV Lots
Parking ratio & EV bays
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★★★★★
5/5
Est. 276 residential lots for 276 units (100% 1:1 Standard Provision · Pending Site Plan) · 6 EV charging bays
Full 1:1 Residential Car Park Provision (100% ratio · Zero 1st-car balloting, 5★)
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★★★★☆
4/5
1,014 residential lots for 1,268 units (80% provision)
80% – 99% Modern URA Provision (Sufficient for family units · Limited 2nd car, 4★)
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🧭 Indicative Exit Window
TOP & Liquidity Horizon
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🎯 2029 – 2031
Holding Horizon: Est. TOP 2027
Flexible exit window starting 2–4 years after key handover (2029–2031+). As a rare Freehold asset with zero lease decay, selling after project stabilization captures peak newness and developer prestige, while long-term generational holding remains equally sound.
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🎯 2033 – 2035
Holding Horizon: Est. TOP 2031
Best selling window is typically 2–4 years after key handover (2033–2035). By this time, developer defect checks are settled, facilities and landscaping are fully matured, and a proven resale price track record is established. With ~92 years of fresh lease remaining, future buyers enjoy maximum 30-year bank loans and full CPF usage without restriction.
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👥 Target Resale Buyers
Exit liquidity profile
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🎯 Best Suited For
Core buyer profile
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Families securing 1km Phase 2C priority for East Spring Primary School & high-net-worth investors seeking a rare freehold D17 legacy asset with zero lease decay.
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Families securing 1km Phase 2C priority for Ai Tong School & daily MRT commuters wanting rapid transit access.
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⚠️ Trade-off to Watch
Key friction point
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Walk to the MRT station is unsheltered compared to direct integrated transport hubs.
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Monitor prevailing interest rates and broader macroeconomic conditions.
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📄 Official Audit Memo
Project Core Team
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Chat with CondoWatch | Chat with CondoWatch |
| 💰 Pricing & Financial Estimates | ||
| Launch / Indicative Price |
1584000
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1544000
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| Historical / Indicative PSF |
$2,062 psf
URA transacted average
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—
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| Est. Monthly Instalment |
~$5,335 / mo
75% LTV · 30 yrs · 3.5% p.a.
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~$5,200 / mo
75% LTV · 30 yrs · 3.5% p.a.
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| Buyer's Stamp Duty (BSD) |
~$48,800
Tiered IRAS residential rate
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~$46,800
Tiered IRAS residential rate
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| 🏢 Development Specifications | ||
| Property Type | Condo | Condo |
| Land Tenure | Freehold | 99-year Leasehold |
| Estimated TOP Year | 2027 | 2031 |
| Total Units / Balance |
276 Units
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1,268 Units
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| Bedrooms & Sizes |
1 - 4
474–1345 sqft
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2 - 5
592–1808 sqft
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| Street Address | 31, 33, 37, 39 Flora Drive | Bright Hill Drive |
| 🎓 Primary School Priority Catchment (MOE & OneMap) | ||
| Within 1km (Phase 2C Priority) |
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| 1km – 2km Primary Schools |
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| 🚆 Transit & Amenities Connectivity | ||
| Nearest MRT Station |
Pasir Ris
1195m (15 min)
EW1
CR5
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Upper Thomson
337m (4 min)
TE8
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| Nearby Malls & Retail |
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| 📋 Next Steps & VIP Showflat Advisory | ||
| Actions | ||