Kassia – Will this New Launch in Flora Drive Reap the Benefits of Changi’s Transformation? 

Jee Sheong

July 4, 2024

Table of content

Nestled in the serene enclave of Flora Drive, Kassia promises to elevate the neighbourhood with 276 exclusive units of luxury living. Developed by Hong Leong Holdings on a freehold tenure, Kassia joins a prestigious lineage of properties crafted by Hong Leong Holdings, including award-winning landmarks such as The Avenir, Tulip Garden, and Watermark Robertson Quay. Future residents of Kassia can anticipate unparalleled comfort and luxury, assured by the esteemed reputation of this development consortium.

Kassia promises to epitomise convenient urban living, offering exclusive luxury in a tranquil setting with just 276 units. Residents will enjoy a wealth of nearby amenities and conveniences. While Kassia isn’t a short walk from the nearest Tampines East MRT station on the Downtown Line (DTL), a bus stop right outside ensures easy accessibility for all residents.

This review explores the standout features of Kassia, highlighting why it’s the perfect choice for those seeking refined living in a tranquil District 17 neighbourhood, complete with nearby conveniences and amenities.

Project Details

Kassia - Project Details

Location Analysis

Kassia - Location Map Analysis

The nearest MRT station to Kassia is Tampines East on the Downtown Line (DTL), a 15-minute bus ride from the stop outside the development. Tampines MRT interchange, linking residents to the Downtown Line (DTL) and East-West Line (EWL), is approximately 20 minutes away by bus. Future accessibility will be enhanced with the completion of Loyang MRT Station in 2030, part of the upcoming Cross Island Line (CRL), offering seamless connections to the West region and beyond.

Changi Business Park and Changi International Airport are conveniently accessible, about a 20-minute bus ride or a 10-minute drive from Kassia. For entertainment and dining options, Loyang Point mall is a short 6-minute drive or a 12-minute bus ride away. Additionally, Pasir Ris Central and Changi Village Hawker Centres are within a 12 to 13-minute drive, providing future residents with a diverse range of dining choices.

Families with school-age children will find Kassia ideally situated within a 1-KM radius of East Spring Primary, and Secondary schools. White Sands, Pasir Ris, and Yumin Primary schools, while outside the 1-KM radius, are all a short drive away. Additionally, tertiary education institutions such as Tampines Meridian Junior College and Temasek Polytechnic are easily reachable with a short 13-minute drive, while Singapore University of Technology and Design is just 6 minutes away by car. The Japanese School (Primary) is also conveniently located within a 6-minute drive. Proximity to these educational institutions enhances Kassia’s appeal to potential rental tenants, especially students attending these schools.

Furthermore, drivers will enjoy swift access to the rest of Singapore via the nearby Tampines Expressway (TPE) and Pan Island Expressway (PIE).

Site Plan Analysis 

Kassia - site plan analysis

Occupying a spacious rectangular site, Kassia offers just 276 exclusive units, ensuring residents can enjoy the development’s facilities without overcrowding. Amenities at Kassia include common features found in other developments, such as a 50-metre lap pool, a leisure pool, children’s aqua play area, fitness lawn, and a gym.

In addition to the serene surroundings, Kassia will feature three ponds, a Sky Leisure Walk trail, and an open-air Play Court. These facilities are thoughtfully spread across the site to enhance the exclusivity and tranquillity for future residents.

Comparative Market Analysis (CMA)

In this section, we will analyse the performance of nearby developments to gauge Kassia’s growth potential. This analysis will consist of two parts: first, a Price Analysis where we examine the price growth of selected nearby developments, followed by a MOAT analysis of the same developments.

Price Analysis

For our Price Analysis, we will examine the performance of The Jovell, Palm Isles, and Ferraria Park. These developments were selected for their size and location similarity to Kassia, providing a more accurate comparison.

The Jovell, completed in 2022, is a 99-year leasehold development located a short walk from Kassia. It comprises 428 units. Palm Isles, a 99-year leasehold development completed in 2011, is a 6-minute walk from Kassia and houses 429 units. Ferraria Park, a freehold development completed in 2010, is just a 3-minute walk from the future site of Kassia. It comprises 475 units and was developed by the same developer as Kassia.

Kassia - price analysis

According to the graph above, Ferraria Park exhibited the highest average PSF price growth among the three developments from 2019 to 2024, at 31.52%. Palm Isles followed with an average PSF price growth of 24.75%, and The Jovell at 21.16%.

Ferraria Park’s best performance compared to the other two developments can be attributed to its age, being the oldest in this comparison. Despite completing just a year after Palm Isles, Ferraria Park achieved a higher average PSF price growth. This highlights the area’s robust potential for capital appreciation. With both Ferraria Park and Kassia offering freehold tenure, homeowners can benefit from a perpetual runway for capital appreciation and opportunities for generational wealth planning.

MOAT Analysis

In our MOAT Analysis, we will explore the standout features of the developments analysed in the Price Analysis section. We’ll compare key metrics and provide our assessment of how these developments score in relation to Kassia. 

Kassia - MOAT Analysis

Ferraria Park achieved the highest MOAT Analysis score at 60%, followed by The Jovell at 58%, and Palm Isles at 56%. Ferraria Park earned a perfect 5 out of 5 for the Bala’s Curve Effect score due to its freehold status. In contrast, The Jovell, completed in 2022 with a substantial remaining lease, achieved a high score in this metric as well.

Both Palm Isles and The Jovell scored an impressive 4 out of 5 for the District Disparity score, indicating their appeal in terms of entry price and overall attractiveness compared to other private residences in District 17. Ferraria Park scored a 3 out of 5, showing reasonable appeal to discerning homebuyers in the district. We anticipate Kassia scoring similarly to Ferraria Park in this metric, given the scarcity of new freehold launches in District 17.

All three developments received a strong 4 out of 5 for the Region Disparity Effect score, suggesting high appeal for private residences in the East region of Singapore. Kassia is also expected to score well in this metric, likely achieving a 4 out of 5.

None of the developments scored well in the Exit Audience metric, all receiving 1 out of 5. This is due to the absence of nearby HDB projects and landed housing, limiting the pool of potential HDB upgraders and empty nesters looking for a residence in the immediate vicinity. Kassia, being in the same neighbourhood, is not expected to fare differently in this regard.

Given their distance from MRT stations, all three developments scored poorly with a 1 out of 5 for the MRT Effect score. Kassia is anticipated to receive a similar score. Kassia is also expected to score lower in the Volume Effect score, with fewer units compared to the developments in this analysis. Despite this, Kassia’s freehold status ensures potential for long-term capital appreciation.

Based on our analysis, we anticipate Kassia to achieve a MOAT Analysis score between 56% and 65%. This score reflects Kassia’s strong appeal as an attractive option for discerning homebuyers seeking private residences in Singapore’s East region.

Unit Distribution 

Kassia - Unit distribution
Kassia - unit distribution

Kassia offers a range of unit configurations from 1-bedroom to 4-bedroom, appealing to diverse demographics including both owner-occupiers and investors. The most abundant unit type is the 2-bedroom, comprising 26% of the total inventory, followed by 1-bedroom units at 19%. This highlights Kassia’s focus on attracting small families and investors as its primary audience.

Floor Plan Analysis

In this section, we will highlight each type on offer at Kassia. If you are interested in any of the layouts featured,  please contact our sales team directly or through our social media platforms.

1-Bedroom [Type (1) b]

Kassia - 1-Bedroom [Type (1) b]
Kassia - 1-Bedroom [Type (1) b]

We recommend Type (1) b for the 1-bedroom configuration at Kassia, which offers well-proportioned space for both the kitchen and main living areas. Upon entering, residents are welcomed by an open-concept kitchen that flows seamlessly into the dining and living areas, with a balcony extending from the living space. The master bedroom, along with its attached en suite bathroom, is situated opposite the main living areas. This layout is ideal for couples and investors seeking rental income, featuring an efficient design that accommodates storage solutions while providing ample space for daily activities.

2-Bedroom + Study [Type (2 + 1) a]

Kassia - 2-Bedroom + Study [Type (2 + 1) a]
Kassia - 2-Bedroom + Study [Type (2 + 1) a]

Our top choice for the 2-Bedroom + Study configuration is Type (2 + 1) a, offering 753 sqft of space. This layout is perfect for small families and investors. Upon entering, residents will find an open-concept kitchen leading seamlessly into the dining and living areas, with a spacious balcony that spans the width of the living area and study room, serving as an extended living area and providing sufficient space for al fresco dining. The study room and bedrooms are smartly tucked away from the main living areas, ensuring bedroom privacy and peace during work-from-home arrangements while the other occupants go about their daily activities. 

3-Bedroom [Type (3) a]

Kassia - 3-Bedroom [Type (3) a]
Kassia - 3-Bedroom [Type (3) a]

For the 3-Bedroom configuration, our preferred type is (3) a, offering 926 sqft. This layout features an enclosed kitchen, ideal for minimising cooking odours from emanating throughout the house during heavy cooking. The living and dining areas are efficiently designed in a squarish shape, providing ample space for daily activities and effective storage solutions. A spacious balcony extends the living area, offering ample room for al fresco dining and hosting guests. Additionally, all bedrooms are strategically placed away from the main living areas to ensure bedroom privacy when hosting guests. 

4-Bedroom [Type (4) a & (4) a1]

Kassia 4-Bedroom [Type (4) a & (4) a1]
Kassia 4-Bedroom [Type (4) a & (4) a1]
Kassia 4-Bedroom [Type (4) a & (4) a1]

For the 4-Bedroom configuration at Kassia, you have two options to choose from: Type (4) a1, which features a patio, and Type (4) a, which comes with a balcony. Both types offer 1,345 sqft of space and include an enclosed kitchen. The living and dining areas are efficiently designed in a squarish shape, providing ample room for daily activities and effective storage solutions. The wide and spacious balcony, or patio for Type (4) a1, serves as a significant extended living area, perfect for hosting large al fresco gatherings. The bedrooms are strategically positioned away from the main living areas, with each type also featuring a water closet behind the yard area, ensuring privacy of the bedrooms when hosting guests.

The Verdict

Kassia stands as a prestigious addition to Flora Drive, featuring 276 units of luxurious living on a freehold tenure. Anticipating a robust MOAT Analysis score ranging from 56% to 65%, Kassia offers strong potential for capital appreciation, making it a compelling choice in Singapore’s East region. 

Kassia is also set to reap the benefits of the Eastern transformation, such as the upcoming Changi City and Changi Aviation Park, which will see more commercial activity being generated in the area. This will likely create more rental demand as future tenants start looking into potential residences near their workplace. 

If you are in the market for a new launch project, feel free to reach out to us here. We will be glad to guide you through the process and offer a tailored consultation to help you reach an informed decision.

AND! Get ready for the ultimate new condo showcase: PLB x Seedly New Launch Convention 2024! View and compare more than 80+ New Launch condominiums in Singapore through this one-stop expo for investors and homebuyers.
 If you’re still on the fence and considering a new launch property, this is the best place to be! Join us this July 7th at Suntec Convention Centre, Hall 404 and gain access to PLB’s latest investment strategies and exclusive frameworks for choosing the right condo. Early bird tickets are now available here: https://www.propertylimbrothers.com/plb-new-launch-convention-2024/

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