Kassia
Kassia is a 276-unit freehold condominium at 31 Flora Drive in District 17, the 11th and final project Tripartite Developers; the Hong Leong Holdings, City Developments Limited and TID joint venture; has built on this Upper Changi enclave over roughly three decades. It sold 144 units (52%) on its 20–21 July 2024 launch weekend at S$1,821–S$2,177 psf — one of the strongest launch-weekend take-ups of 2024, second only to Lentor Mansion (75% of 533 units, March 2024), per EdgeProp — and caveat data points to roughly 82% sold by April 2026. The trade-off buyers weigh is straightforward: freehold tenure and a quiet, low-rise setting against a location with no MRT station within comfortable walking distance.
The numbers, on one page.
- Developer
- Tripartite Developers (Hong Leong Holdings + City Developments Limited + TID)Source: Hong Leong Holdings release + EdgeProp, Jul 2024
- District
- D17 (Flora Drive, Upper Changi / Pasir Ris, OCR)
- Address
- 31 Flora Drive, Singapore
- Tenure
- FreeholdSource: two-source corroborated (Hong Leong + EdgeProp)
- Total units
- 276Source: two-source corroborated (Hong Leong + EdgeProp)
- Configuration
- Four 8-storey blocks on a ~150,839 sq ft (14,013 sqm) siteSource: PropertyGuru + CDL newsroom, Jul 2024
- Architecture
- Contemporary low-rise; 1- to 4-bedroom units, 473–1,345 sq ftSource: EdgeProp, Jul 2024
- Preview / Launch
- Preview 6 Jul 2024; launched 20 Jul 2024Source: EdgeProp + Hong Leong, Jul 2024
- Est TOP
- Nov 2027 (developer-marketed)Source: CDL official newsroom + Hong Leong, 2024 (listing portals show Nov 2029 TOP / Nov 2032 legal completion)
- Launch-weekend take-up
- 144 units = 52% as at 5pm Sun 21 Jul 2024Source: two-source corroborated (Hong Leong + EdgeProp), Jul 2024
- Launch pricing
- S$1,821–S$2,177 psf; from S$883,000 (1-bed) to ~S$2.46m (4-bed)Source: Hong Leong + EdgeProp, Jul 2024
- Sell-through to date
- ~226 of 276 (~82%) as of Apr 2026Source: PropertyGuru / EdgeProp caveat data, Apr 2026 (estimate)
- Flora Drive estate
- 11th and final Tripartite project on Flora Drive/Flora Road over ~30 yearsSource: two-source corroborated (Hong Leong + EdgeProp), Jul 2024
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
86% sold to date
The freehold finale of Tripartite's Flora Drive estate.
Kassia closes a chapter that few Singapore developers can claim. Tripartite Developers; the joint venture of Hong Leong Holdings, City Developments Limited and TID; has progressively built out the entire Flora Drive/Flora Road enclave over about 30 years, and Kassia is the 11th and final piece. That single-master-developer history is the genuine differentiator here: the surrounding estate (Azalea Park, Ballota Park, Carissa Park through to The Jovell) was shaped by one consortium, and Kassia is the only freehold finale to it.
The launch validated the pitch. As at 5pm on Sunday 21 July 2024, 144 of 276 units (52%) had been taken up; recomputed, that is 144 ÷ 276 = 52.2%; which EdgeProp reported as one of the strongest launch-weekend take-ups of 2024 — second only to Lentor Mansion (75% of 533 units, March 2024). Pricing ran S$1,821–S$2,177 psf, with entry quantums kept deliberately low: from S$883,000 for a one-bedroom and from S$1.196 million for a two-bedder, the sizes that sold fastest (37 of 52 one-bedders and 65 of 72 two-bedders went on the weekend). About 90% of buyers were Singapore citizens and 10% permanent residents, skewing to owner-occupiers and long-hold investors drawn to freehold tenure.
The honest counterweight is access. Kassia has no MRT station within a comfortable walk: the nearest, Tampines East on the Downtown Line, is reported at roughly a 20-minute direct bus or 27-minute walk in reviews (marketing copy quotes a shorter bus ride), and reviewers from Home & Decor onward flag that car-light households will feel the distance. The longer-term fix is the future Loyang station on the Cross Island Line (targeted around 2030) and the Cross Island Line's interchange with the East-West Line at Pasir Ris, but neither is live today.
Since launch the project has kept selling rather than stalling; caveat data indicates roughly 226 of 276 units (about 82%) transacted by April 2026, with secondary PSF drifting up toward the low-S$2,000s. For a freehold OCR project with no rail at the doorstep, that is a steady, demand-led absorption rather than a sell-out scramble, and it is the figure prospective buyers should weigh against the location trade-off. The developer's marketed completion is a TOP of November 2027; some listing portals show a later TOP of 2029 (with legal completion around November 2032), so buyers should confirm the handover date in their own option documents.
Launched S$1,821–S$2,177 psf — freehold, from S$883k.
Kassia launched at S$1,821–S$2,177 psf, with quantum kept low to widen the buyer pool: from S$883,000 (~S$1,867 psf) for a 473 sq ft one-bedroom, from S$1.196 million (~S$1,823 psf) for a 656 sq ft two-bedder, from S$1.659 million (~S$1,835 psf) for a 904 sq ft three-bedder, and from S$2.462 million (~S$1,830 psf) for a four-bedder. A roughly S$1,999 psf launch-weekend average (a derived, single-source figure) sits inside that band. The natural in-estate comparator is The Jovell, Tripartite's previous Flora Drive project; but it is 99-year leasehold (a 904 sq ft three-bedder there resold at S$1,481 psf, or S$1.339m, via a May 2024 caveat per EdgeProp), so Kassia's premium is essentially the cost of freehold tenure on the same enclave. Secondary caveats have since edged up toward the low-S$2,000s psf, with EdgeProp's later district analysis citing an average around S$2,031 psf for D17 new sales (single-source).
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Kassiasubject | D17 · Flora Drive | 276 | Freehold | 2027 | S$1,821–2,177 at launch (52% launch weekend) |
| The Jovell | D17 | 428 | 99-year leasehold | 2022 | launched Sep 2018; a 904 sq ft 3-bedder resold at S$1,481 psf (S$1.339m) via a May 2024 caveat per EdgeProp |
| The Inflora | D17 | 396 | 99-year leasehold | 2016 | earlier Tripartite Flora Drive project; launched well below Kassia's freehold band |
| Hedges Park | D17 | 501 | 99-year leasehold (from 2010) | 2014 | earlier Tripartite Flora Drive leasehold project (comparator for tenure, not price) |
Launch averages and take-up are developer/EdgeProp-reported. Comparables are Flora Drive / Upper Changi peers; freehold tenure is the differentiator versus leasehold OCR launches.
Four 8-storey blocks, 1- to 4-bedders.
276 units across four eight-storey blocks, with entry quanta from S$883,000 for a one-bedder up to about S$2.46m for a four-bedroom. Freehold tenure and a low-rise, garden format define the product.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-Bedroom | 52 | 473–474 | from S$883,000 (~S$1,867 psf) |
| 1-Bedroom + Study | 28 | 549 | developer-reported; from ~S$1.0m |
| 2-Bedroom | 72 | 656–657 | from S$1.196m (~S$1,823 psf) |
| 2-Bedroom + Study | n/a (count unpublished) | developer-reported | |
| 3-Bedroom | n/a (count unpublished) | 904 | from S$1.659m (~S$1,835 psf) |
| 3-Bedroom + Yard | n/a (count unpublished) | developer-reported | |
| 4-Bedroom | n/a (count unpublished) | up to 1,345 | from S$2.462m (~S$1,830 psf) |
Sizes and starting prices from Tripartite's launch mix and EdgeProp reporting.
31 Flora Drive — between Changi and Pasir Ris.
Kassia sits at 31 Flora Drive in District 17, in the Upper Changi/Pasir Ris pocket classified as Outside Central Region. The setting is its draw and its constraint: a quiet, low-rise residential enclave of four 8-storey blocks on a ~150,839 sq ft freehold site, ringed by Tripartite's earlier Flora Drive developments rather than by retail and rail.
The location's weak point is public transport. There is no MRT within a comfortable walk; the nearest, Tampines East on the Downtown Line, is reported at roughly a 20-minute direct bus or a 27-minute walk in reviews (showflat marketing quotes a shorter bus ride), and reviewers consistently flag that households without a car will feel poorly served. Drivers fare better, with TPE and PIE access putting Changi Business Park, Singapore Expo, Pasir Ris Park and Downtown East within about 10 minutes.
The forward-looking case rests on the Changi region's transformation and the Cross Island Line: a future Loyang station (targeted around 2030) and the CRL's interchange with the East-West Line at Pasir Ris would materially improve connectivity; but both are years away and should be treated as upside, not a present-day amenity.
An east-end pocket near the airport and the coast.
Kassia sits in the Flora Drive enclave between Tampines East and Pasir Ris, with East Spring Primary inside the 1km tier, the Changi City Point / Singapore Expo and Pasir Ris retail nodes a short drive away, and Pasir Ris Park and the eastern beaches within reach. It is car-leaning rather than MRT-on-the-doorstep.
- East Spring Primary School~650 m · within 1 km tier
- East Spring Secondary School~0.6 km · within 1 km tier
- White Sands Primary School~1.1 km · 1–2 km tier
- Tampines East MRT (DTL (Downtown Line))~1.2 km straight-line (~27-min walk / ~20-min bus by road)
- Pasir Ris MRT (EWL (East-West Line))~2.5 km (straight-line)
- Changi City Point / Changi Business Park~2.6 km
- Singapore Expo~2.6 km
- Pasir Ris Park~1.2 km
- Pasir Ris Town Park~2.2 km
- Changi Beach Park~5.0 km
A freehold family buy with an east-end commute.
Kassia is a tenure-and-space play in the far east. Here's who it fits.
Freehold near Changi's job nodes.
Freehold tenure in a single-master-developer enclave, low entry quantum (from S$883,000), and a future Cross Island Line catalyst (Loyang ~2030, Pasir Ris EWL interchange) underpin a long-hold case; ERA's Marcus Chu was quoted (single-source) that freehold owners here tend to hold units even when not primary homes. Secondary PSF has edged into the low-S$2,000s since launch.
Space-led families east of the city.
Suits car-owning households who value a quiet, low-rise freehold setting with strong nearby schooling and quick drives to Changi Business Park, Pasir Ris Park and Downtown East, and who do not need a station at the doorstep.
MRT-dependent and central-commute buyers.
We would steer away buyers who depend on the MRT: there is no station within a comfortable walk (Tampines East is reviewer-reported at ~20-min bus / ~27-min walk), walkable retail is thin, and the rail upside (Loyang/Pasir Ris CRL) is years off. If you are car-light or want immediate connectivity, this is not the right fit.
What the brochure won't tell you.
Public transport is the clear weak point: no MRT within a comfortable walk, with Tampines East (Downtown Line) reported at roughly a 20-minute bus or 27-minute walk in reviews (marketing copy quotes a shorter ride) and reviewers flagging that car-light households are poorly served.
Freehold tenure on a single-master-developer enclave is the genuine differentiator; Tripartite built the whole of Flora Drive over ~30 years and Kassia is the 11th and final, freehold, project; but you pay a premium over neighbouring 99-year stock like The Jovell.
Launch demand was real and window-specific: 144 units (52%) sold as at 5pm on Sunday 21 July 2024, one of the strongest launch-weekend take-ups of 2024 — second only to Lentor Mansion (75% of 533 units, March 2024) — per EdgeProp; not a current 'selling fast' claim.
Absorption since has been steady rather than a sell-out: caveat data points to roughly 226 of 276 units (~82%) transacted by April 2026 (an estimate, not a developer count), with the larger 3- and 4-bedroom layouts forming most of the remaining balance.
Walkable retail and dining are thin; the amenity case relies on a ~10-minute drive to Downtown East, Changi City Point, Pasir Ris Park and the like.
Completion timing carries a source conflict: the developer markets a TOP of November 2027 (CDL/Hong Leong), while some listing portals show 2029; confirm the handover date in your own option documents before relying on it.
What's left on Flora Drive.
Kassia sold 52% on launch weekend and has since worked through most of its 276 units. We'll send the current balance-unit list, stack pricing and any active incentives — tell us the layout and budget.
What buyers keep asking.
- Who is the developer of Kassia? +
- Kassia is developed by Tripartite Developers, a joint venture of Hong Leong Holdings Limited, City Developments Limited (CDL) and TID Pte Ltd. TID is itself a partnership between Hong Leong Holdings and Japan's Mitsui Fudosan. The same consortium has built every project on the Flora Drive enclave.
- Is Kassia freehold or leasehold? +
- Kassia is freehold. That is a key differentiator from neighbouring Tripartite projects on Flora Drive such as The Jovell, The Inflora and Hedges Park, which are all 99-year leasehold.
- How many units does Kassia have and what is the layout? +
- Kassia has 276 units across four 8-storey blocks on a roughly 150,839 sq ft freehold site at 31 Flora Drive, District 17. Unit types run from one-bedroom (~473 sq ft) to four-bedroom (up to ~1,345 sq ft).
- When did Kassia launch and how did it sell? +
- Kassia previewed on 6 July 2024 and launched for sale on 20 July 2024. As at 5pm on Sunday 21 July 2024, 144 of its 276 units (52%) were sold; EdgeProp reported this as one of the strongest launch-weekend take-ups of 2024 — second only to Lentor Mansion (75% of 533 units, March 2024). One- and two-bedders led demand (37 of 52 one-bedders and 65 of 72 two-bedders sold that weekend).
- How much did Kassia cost at launch? +
- Launch prices at Kassia ranged from S$1,821 to S$2,177 psf, with a launch-weekend average of roughly S$1,999 psf. Entry quantums started at S$883,000 for a one-bedroom, S$1.196 million for a two-bedder, S$1.659 million for a three-bedder and S$2.462 million for a four-bedder.
- When is Kassia expected to be completed (TOP)? +
- Kassia's developer-marketed completion is a TOP of November 2027, stated in CDL's official newsroom and Hong Leong's release. Note that some listing portals such as PropertyGuru show a later TOP of 2029 (with legal completion around November 2032), so buyers should confirm the handover date in their own option documents.
- What is the nearest MRT to Kassia? +
- Kassia has no MRT station within a comfortable walk. The nearest is Tampines East on the Downtown Line, reported at roughly a 20-minute direct bus or a 27-minute walk in reviews (showflat marketing quotes a shorter bus ride). The longer-term catalyst is the future Loyang station on the Cross Island Line, targeted around 2030.
- Is Kassia sold out? +
- Not as of the latest data. Kassia sold 52% on its July 2024 launch weekend and has continued selling steadily; caveat data indicates roughly 226 of 276 units (about 82%) had transacted by April 2026, with larger 3- and 4-bedroom units making up most of the balance. The post-launch figure is a caveat-data estimate.
- What schools are near Kassia? +
- Near Kassia, East Spring Primary and East Spring Secondary are reported within about 1km (East Spring Primary at roughly 600m), and White Sands Primary at about 1.04km, which most sources describe as just outside the 1km band.
- How many projects has Tripartite built on Flora Drive? +
- Kassia is the 11th and final project Tripartite Developers has built on the Flora Drive/Flora Road enclave over roughly 30 years, following developments including Azalea Park, Ballota Park, Carissa Park, Dahlia Park, Edelweiss Park, Ferraria Park, The Gale, Hedges Park, The Inflora and The Jovell.
- Who buys at Kassia? +
- At Kassia's launch, about 90% of buyers were Singapore citizens and 10% permanent residents, skewing toward owner-occupiers and long-hold investors. ERA's Marcus Chu was quoted (single-source) to the effect that freehold buyers in the estate tend to hold their units even when these are not their primary homes.
- What is the catch with Kassia's location? +
- The main trade-off at Kassia is connectivity. There is no MRT within easy walking distance, and walkable retail and dining are limited; the amenity case depends on driving (about 10 minutes to Downtown East, Changi City Point, Pasir Ris Park and Changi Business Park). Buyers who rely on public transport should weigh this carefully.
- How does Kassia compare to The Jovell? +
- The Jovell is Tripartite's previous Flora Drive project and the closest in-estate comparator, but it is 99-year leasehold (a 904 sq ft three-bedder there resold at S$1,481 psf, S$1.339m, via a May 2024 caveat per EdgeProp). Kassia's higher psf is largely the premium for freehold tenure on the same enclave.
Why the launch worked.
144 of 276 units over launch weekend at freehold pricing from S$883k. Here's the read.
About 82% sold to date as of April 2026 (~226 of 276 units, caveat-data estimate) — from 52% (144 units) on its July 2024 launch weekend.
Get the balance unit list →- 01Low entry quantum widened the buyer poolPrices from S$883,000 for a one-bedroom and S$1.196 million for a two-bedder kept absolute outlay accessible; and the one- and two-bedroom types were the fastest-selling on launch weekend (37 of 52 one-bedders and 65 of 72 two-bedders).
- 02Freehold tenure on a master-planned enclaveKassia is the only freehold finale to a Flora Drive estate that Tripartite built over ~30 years, giving it a scarcity angle versus the surrounding 99-year leasehold stock.
- 03A genuinely strong launch weekend144 of 276 units (52%) sold as at 5pm on Sunday 21 July 2024; EdgeProp reported it as one of the strongest launch-weekend take-ups of 2024 — second only to Lentor Mansion (75% of 533 units, March 2024).
- 04Steady absorption, not a one-weekend spikeCaveat data points to roughly 226 of 276 units (~82%) transacted by April 2026 (an estimate), showing demand persisted well beyond the launch window.
- 05What to watch: transport, completion date and the balance mixThe remaining inventory skews to larger 3- and 4-bedroom units, the location case hinges on the future Cross Island Line (Loyang ~2030) rather than any current rail, and the completion date carries a source conflict (developer-marketed TOP Nov 2027 vs portal listings showing 2029); all worth confirming before committing.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.