Caspian Review — Jurong / Tuas · D22
HuatScore: 80/100 — Solid Choice!
Is Caspian a good buy?
HuatScore rates Caspian 80/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.7% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,605 psf
- Price from: S$1.56M
Live market data
- Resale transactions (12mo): 15
- Recent resale PSF: ~$1,540 psf
- Gross rental yield: 3.7%
What works in its favour
- Both anchors locked in: 455m to RULANG PRIMARY SCHOOL and 293m (~4-min walk) to Lakeside MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Real gross yield: 3.7%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +25% above the 5–10 year resale median in Jurong / Tuas. Market needs ~5 years of growth to match the entry price.
- Thin transaction volume: Only 15 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- 4 new launches competing in D22 · Jurong / Tuas: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Caspian suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.7% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
2021 buyers sitting on 38% — late but not too late. Exit a bit thin — budget 5 to 8 years, cannot rush lah.