Buyer’s Guide to Kassia

Kassia: a complete guide covering prices, unit mix, block and stack layout, fittings, technical specifications, and the questions buyers ask most about this specific development.

All the technical details are also compiled at the bottom of this page as a single block you can paste into any AI assistant, Gemini Notebook, ChatGPT, Perplexity, and ask it anything about this development. Explore, compare, and reach your own conclusion, at your own pace.

276Total Units

1 Nov 2029Expected TOP

FreeholdTenure

17 (OCR)District

AI Research
Pricing & Availability
Location
Changi East & Growth
Unit Types
Fittings & Finishes
Facilities
Specifications
The Developer
Investment Context
FAQ

Current Pricing & Availability

“What’s actually left to buy, and what does it cost?”

Kassia packs nineteen unit types into just 276 homes, running from a 474 sqft 1 Bedroom to a 1,345 sqft 4 Bedroom. That is an unusually wide spread for a development of this size, and it means several unit types exist in very small numbers: one type has only six units in the entire project, and eight of the nineteen are first-storey layouts numbering four units or fewer. Availability moves unevenly across a mix like this, and the smaller unit types typically move faster than the larger ones. See the live table below for the current unit-by-unit breakdown.

Type	Area Size (From)	Area Size (To)	Price (From)	Price (To)	Available Units	Total Units	Monthly Maintenance (est,)
1 Bedroom	474 sqft	474 sqft	Fully Sold	Fully Sold	0	52	$436.50
1 Bedroom (With Study)	549 sqft	549 sqft	Fully Sold	Fully Sold	0	28	$523.80
2 Bedroom	657 sqft	657 sqft	Fully Sold	Fully Sold	0	72	$523.80
2 Bedroom (With Study)	753 sqft	775 sqft	$1,581,000	$1,649,000	6	36	$523.80
3 Bedroom	904 sqft	926 sqft	Fully Sold	Fully Sold	0	24	$523.80
3 Bedroom (With Yard)	1,055 sqft	1,055 sqft	$2,145,000	$2,216,000	17	32	$523.80
4 Bedroom	1,345 sqft	1,345 sqft	$2,675,000	$2,765,000	23	32	$611.10
Total					46	276

How payment is structured before TOP ▼

Kassia is sold under the standard Progressive Payment Scheme used for uncompleted private residential property in Singapore, tied to construction milestones rather than a single deferred lump sum. Booking takes 5% upon the Option to Purchase, with a further 15% due on signing the Sale and Purchase Agreement, within 8 weeks of the Option date. From there, payment follows the build: 5% on completion of foundation work, 10% on completion of the reinforced concrete framework, 5% on completion of partition walls, 5% on completion of roofing and ceiling work, 5% on completion of doors, window frames, electrical wiring and internal plastering, and 5% on completion of car park, roads and drains. The largest single tranche, 25%, falls due on issue of the Temporary Occupation Permit, with the final 15% due upon legal completion.

There is no Deferred Payment Scheme on offer here. DPS is not currently available for private, non-EC residential launches in Singapore. How much of each stage is met by cash, CPF or bank loan depends on your chosen loan quantum and is best worked out with a banker or the developer’s sales team. This summary reflects the standard schedule and is not financial advice.

Where the booking cheque actually goes ▼

Payment is made into the project account rather than to the developer directly, which is the statutory protection every uncompleted Singapore private residential purchase carries. Kassia holds its project account with DBS Bank Ltd, account number 072-114122-1, in the name of Tripartite Developers Pte. Limited. The land is stated as free of encumbrances, so there is no mortgagee bank sitting behind the title.

The monthly commitment after you move in ▼

Maintenance runs on three share-value bands rather than a sliding scale, so a 1 Bedroom (With Study) and a 1,055 sqft 3 Bedroom (With Yard) actually pay the same monthly figure. The full band-by-band table, including the per-share rate it is computed from, sits in the Technical Specifications section further down this page.

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Location & Connectivity

A car-and-bus address today, with two Cross Island Line stations targeted for 2030

Kassia occupies the stretch of Flora Drive numbered 31 to 39, in the Pasir Ris planning area of District 17. The enclave is a pocket of low-rise private housing bounded by Upper Changi Road North, Loyang Avenue and the Pan Island Expressway, with no shophouses, no MRT station and no through traffic, which is the whole point of it. The trade-off is equally plain: this is not a walk-to-the-train address, and it is honest to say so up front. What it does have is direct expressway access, a bus service that was rerouted specifically to serve these streets, and two Cross Island Line stations under construction nearby. The full picture on transport, schools, parks and shopping is set out on the Kassia location highlights page.

What’s around Kassia
Category	Nearby
Rail (existing)	Pasir Ris MRT Interchange (East-West Line), Upper Changi MRT (Downtown Line), Tampines and Tampines East MRT
Rail (under construction)	Loyang MRT and Pasir Ris East MRT, both on Cross Island Line Phase 1; Pasir Ris becomes a Cross Island Line interchange
Expressways	Tampines Expressway (TPE), Pan Island Expressway (PIE), East Coast Parkway (ECP) via Changi
Bus	Service 5 calls at stops along Flora Drive, running between Pasir Ris Interchange and Bukit Merah Interchange
Shopping & dining	White Sands, Pasir Ris Mall, Loyang Point, Downtown East, Tampines Mall, Century Square, Tampines 1, Changi City Point, Jewel Changi Airport, Changi Village, Cosford Container Park
Groceries & big-box	Giant Hypermarket, IKEA Tampines, Courts Megastore
Hawker centres & markets	Pasir Ris Central Hawker Centre, Tampines Round Market & Food Centre
Parks & recreation	Pasir Ris Park, Pasir Ris Town Park, Tampines Eco Green, Changi Beach Park, Bedok Reservoir, East Coast Park, Wild Wild Wet, Gallop Stable @ Pasir Ris
Community & sport	Our Tampines Hub, SAFRA Tampines, Laguna National Golf Resort Club, Tanah Merah Country Club, National Service Resort & Country Club
Employment centres	Changi Airport, Changi Business Park, Changi International LogisPark, Loyang Industrial Estate, Tampines Regional Centre, Singapore Expo
Healthcare	Changi General Hospital

See the neighbourhood for yourself

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Changi East & Growth

A 1,080-hectare development programme next door, and what is actually confirmed about it

The strongest macro argument for this address is Changi East, the 1,080-hectare programme that will reshape the eastern tip of the island over the next decade. It covers Changi Airport’s Terminal 5, a three-runway system, tunnels and underground systems, landside and aviation support facilities, and the Changi East Industrial Zone. Works are progressively taking place, with different completion dates for the various programmes within it.

Growth stories like this are worth separating by confidence level rather than blending into one narrative, because some of it is under construction with a target year attached and some of it is still at proposal stage. The three toggles below are ordered from most confirmed to least.

Terminal 5: under construction since May 2025, targeted for the mid-2030s ▼

T5 held its groundbreaking ceremony in May 2025, and contracts for tunnels, airfield and substructure works have been awarded. In its first phase the terminal is designed to handle around 50 million passenger movements a year, taking Changi Airport’s total capacity to roughly 140 million, and it is expected to be operational around the mid-2030s.

Two details matter for a resident rather than a traveller. First, T5 will house a ground transportation centre bringing together train, bus, taxi and ride-hailing services in one place, which is a different proposition from an airport terminal you only visit when flying. Second, both the Thomson-East Coast Line and the Cross Island Line are planned to extend to T5. A set of underground tunnels connecting Terminal 2 to the future T5 site, roughly 1.7km of bored tunnels for baggage transfer and automated people movers, has already been completed.

Cross Island Line Phase 1: under construction, targeted for 2030 ▼

Cross Island Line Phase 1 runs 29 kilometres across 12 stations from Aviation Park to Bright Hill, and the Land Transport Authority expects it to be completed by 2030. Construction has been underway since 2020. Loyang and Pasir Ris East are two of the twelve, and Pasir Ris becomes an interchange with the East-West Line. Hougang, Ang Mo Kio and Bright Hill provide the other interchanges, linking this corner of the island directly to the North East, North South and Thomson-East Coast Lines.

The Land Transport Authority estimates that more than 100,000 households will benefit from Phase 1, and that recreational spaces including Changi Beach Park will become reachable by rail. This is the single change most likely to alter how a Flora Drive address actually functions day to day, and it lands roughly a year after Kassia’s expected completion.

The Changi East urban district: still at proposal stage, no confirmed date ▼

Separately from T5 and the rail works, the authorities have sought proposals to develop an urban district within Changi East, intended as a destination appealing to both international visitors and Singapore residents and to complement the airport and the wider Changi region. Tender documents seeking those proposals were published in August 2025.

That is where this one currently sits. There is no awarded development contract, no announced scale and no completion date, so it belongs in a different mental category from the two items above. It is a reasonable thing to be aware of and an unreasonable thing to price in.

How the timing lines up with a 2029 completion ▼

Kassia’s expected TOP is 1 November 2029. Cross Island Line Phase 1, with Loyang and Pasir Ris East, is targeted for 2030. The Cross Island Line’s Punggol Extension follows in 2032, and Terminal 5 opens around the mid-2030s. A buyer taking possession at TOP would therefore move in shortly before the rail connection arrives rather than long after it, and would hold through the T5 opening.

Stated plainly: these are the published target dates, and infrastructure timelines in Singapore have moved before. Cross Island Line Phase 1 was itself originally announced for 2029 and pushed back a year during the pandemic. Treat the sequencing as the point, not the precise years.

Want to walk the surroundings?

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Unit Types & Floor Plans

Nineteen unit types across 276 homes, from 474 sqft to 1,345 sqft

Kassia’s four blocks are identical in footprint and each hold 69 units. Every block runs nine stacks, and every stack is a single unit type from bottom to top, with two deliberate exceptions on the lower floors covered below. Sizes are given below in both square metres and square feet, and the counts in the tables that follow were reconciled stack by stack and floor by floor against the unit distribution chart. They sum to 276.

1 Bedroom (Types (1)a, (1)b, (1)b1)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(1)a	1	1	44 sqm / 474 sqft	Balcony	05, 14, 23, 32	2 to 8	28
(1)b	1	1	44 sqm / 474 sqft	Balcony	01, 19, 36	2 to 8	21
(1)b1	1	1	44 sqm / 474 sqft	PES	01, 19, 36	1	3

Three 1 Bedroom plans, one size, and the smallest maintenance bill in the project ▼

All three 1 Bedroom types are 44 sqm, and all carry the same room list: Master Bedroom, Master Bath, an open Living and Dining area, and a kitchen with a fridge and a combined washer-dryer. What separates (1)a from (1)b is the layout order rather than any named feature: in (1)a the kitchen and dining run along the entry corridor with the balcony opening off the living area beyond the bedroom, while (1)b reverses that, putting the kitchen at the entrance and the balcony directly off the living space. (1)b1 is the first-storey version of (1)b, identical in size and layout but with a Private Enclosed Space at ground level in place of the balcony.

These 52 units are the only ones at Kassia on share value 5, the lowest band, which makes them the cheapest homes here to hold month to month.

1 Bedroom (With Study) (Type (1+1)a)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(1+1)a	1 + Study	1	51 sqm / 549 sqft	Balcony	06, 13, 24, 31	2 to 8	28

The Study is an open alcove, not a room ▼

This is worth being precise about, because “1 Bedroom (With Study)” reads like two enclosed spaces. On the floor plan, the Study at (1+1)a is a recess off the dining area, walled on three sides by the Master Bath, the external wall and the entrance wall, and completely open on the fourth. There is no door, no sliding or folding partition, and no glass panel symbol on the plan. It is a defined work nook rather than a room you can shut.

The same is true of every other Study at Kassia. If a genuinely separable second room matters to you, the 2 Bedroom types are the honest starting point rather than a Study variant. The Study does carry the full 2,900mm ceiling height, so it does not feel like a cupboard, and at 549 sqft this type is 75 sqft larger than the plain 1 Bedroom for the space it adds.

On the first storey, this stack is a 2 Bedroom (With Study) instead ▼

Stacks 06, 13, 24 and 31 run (1+1)a from the second storey to the eighth. On the first storey those same four positions are occupied by type (2+1)b1 instead, a 72 sqm / 775 sqft 2 Bedroom (With Study) with a Private Enclosed Space. So a stack that reads as “1 Bedroom (With Study)” throughout is actually a larger, two-bedroom home at ground level, and there are only four of them in the whole development.

2 Bedroom (Types (2)a, (2)a1, (2)b, (2)b1, (2)c, (2)c1)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(2)a	2	2	61 sqm / 657 sqft	Balcony	04, 15, 22, 33	2 to 8	28
(2)a1	2	2	61 sqm / 657 sqft	PES	04, 15, 22, 33	1	4
(2)b	2	2	61 sqm / 657 sqft	Balcony	09, 27, 28	2 to 8	21
(2)b1	2	2	61 sqm / 657 sqft	PES	09, 27, 28	1	3
(2)c	2	2	61 sqm / 657 sqft	Balcony	10, 18	2 to 8	14
(2)c1	2	2	61 sqm / 657 sqft	PES	10, 18	1	2

Six 2 Bedroom plans at exactly the same 657 sqft ▼

Every 2 Bedroom at Kassia is 61 sqm. The letter suffix denotes a genuinely different floor plan, and the trailing “1” denotes the first-storey version of that same plan with a Private Enclosed Space instead of a balcony. So there are three distinct 2 Bedroom layouts (a, b and c), each with a ground-floor twin.

All six carry the same room list: Master Bedroom with Master Bath, Bedroom 2, Bath 2, and an open kitchen off the dining area. The differences come down to room proportions and where the kitchen and bathrooms sit relative to the entrance, not to any feature one plan has and another lacks. There is one exception, and it is a finishes difference rather than a layout one: see the toggle below.

One real, checkable difference between the 2 Bedroom plans ▼

Types (2)a and (2)a1 receive porcelain tiling to the kitchen floor and the backsplash wall only, with the remaining kitchen walls in paint finish. Types (2)b, (2)b1, (2)c and (2)c1 receive porcelain tiling to the kitchen floor, the backsplash wall and the general walls. That is a specified finishes difference in the building schedule, not an upgrade option, and it is the one concrete thing that separates the “a” plans from the “b” and “c” plans at this size.

Across the development, 144 units get the backsplash-only treatment and 132 get the full general-wall tiling. The dividing line does not map neatly onto unit size or onto whether the kitchen is open or enclosed, so it is best read as a specification list to check against your specific type rather than a rule with an obvious logic behind it.

2 Bedroom (With Study) (Types (2+1)a, (2+1)a1, (2+1)b1)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(2+1)a	2 + Study	2	70 sqm / 753 sqft	Balcony	08, 11, 26, 29	2 to 8	28
(2+1)a1	2 + Study	2	70 sqm / 753 sqft	PES	08, 11, 26, 29	1	4
(2+1)b1	2 + Study	2	72 sqm / 775 sqft	PES	06, 13, 24, 31	1	4

(2+1)b1 is the odd one out, and there are only four of them ▼

(2+1)a and (2+1)a1 are the same 753 sqft plan, one with a balcony on floors 2 to 8 and one with a PES on the first storey. (2+1)b1 exists only on the first storey, only in the 1 Bedroom (With Study) stacks, and only four times. At 775 sqft it is the largest 2 Bedroom (With Study) here by 22 sqft.

It is also a different plan rather than a stretched version of the same one. In (2+1)a the Master Bedroom and Bedroom 2 sit side by side along one edge with the Living and balcony opposite. In (2+1)b1 the Master Bedroom and Bedroom 2 flank the Living area from opposite sides with the PES between them, and the kitchen sits enclosed at the rear beside the entrance. The Study in both is an open alcove off the dining area, not an enclosed room.

3 Bedroom (Types (3)a, (3)b)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(3)a	3	2	86 sqm / 926 sqft	Balcony	17	3 to 8	6
(3)b	3	2	84 sqm / 904 sqft	Balcony	02, 20, 35	3 to 8	18

(3)a is the rarest unit type at Kassia, with six units in the entire development ▼

Type (3)a occupies a single stack, number 17 in block 33, and only on floors 3 to 8. That is six units out of 276. It is also the larger of the two plain 3 Bedroom plans at 926 sqft against (3)b’s 904 sqft, and it is the only unit type at Kassia that appears in one block only.

(3)b runs stacks 02, 20 and 35, again only from the third storey up, for 18 units. Both plans carry a Master Bedroom with Master Bath, Bedroom 2, Bedroom 3 and Bath 2, with the kitchen and dining grouped near the entrance and the balcony off the living area.

Why the 3 Bedroom stacks have no first or second storey unit ▼

Each block has nine stacks on floors 3 to 8, eight on the second storey and seven on the first. The stacks that drop out are consistent across all four blocks. The 3 Bedroom stacks (02, 17, 20 and 35) begin at the third storey, so there is no first or second storey 3 Bedroom anywhere at Kassia and no PES version of either plan. The (1)a stacks (05, 14, 23 and 32) begin at the second storey, so there is no first-storey plain 1 Bedroom in those positions either.

The arithmetic follows from that: 7 stacks running the full 8 floors, 1 stack running floors 2 to 8, and 1 stack running floors 3 to 8 gives 69 units per block, and 69 across four blocks gives 276.

3 Bedroom (With Yard) (Types (3Y)a, (3Y)a1)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(3Y)a	3	2 + WC	98 sqm / 1,055 sqft	Balcony	03, 16, 21, 34	2 to 8	28
(3Y)a1	3	2 + WC	98 sqm / 1,055 sqft	PES	03, 16, 21, 34	1	4

The yard buys you far more than a yard ▼

Stepping from a plain 3 Bedroom to a 3 Bedroom (With Yard) adds 129 to 151 sqft of floor area, but the specification jump is larger than the size jump suggests. The yard types add a Yard, a separate WC distinct from the two bathrooms, and a Household Shelter, none of which the plain 3 Bedroom types have.

They also cross the line into the top kitchen tier. Where the plain 3 Bedroom gets a 3,200 to 4,060mm cabinet run with high and low level cabinets and a combined washer-dryer, the yard types get a 3,890 to 5,400mm run with high, low and full-height cabinets, plus a separate washer and a separate dryer rather than one combined machine. If laundry volume or storage is what is driving your upgrade decision, this is the threshold that matters, not the bedroom count.

4 Bedroom (Types (4)a, (4)a1)

Type	Beds	Baths	Size	Outdoor	Stacks	Floors	Units
(4)a	4	3 + WC	125 sqm / 1,345 sqft	Balcony	07, 12, 25, 30	2 to 8	28
(4)a1	4	3 + WC	125 sqm / 1,345 sqft	PES	07, 12, 25, 30	1	4

The only three-bathroom homes at Kassia ▼

The 32 units in the 4 Bedroom types are the only ones in the development with three full bathrooms: Master Bath, Bath 2 and Bath 3, plus a separate WC off the yard. Every other unit type at Kassia has one or two. Layout runs Master Bedroom with ensuite at one end, Bedroom 2 and Bedroom 3 sharing Bath 2, Bedroom 4 next to Bath 3, and a Kitchen, Yard, WC and Household Shelter grouped at the service end.

These are also the only units on share value 7, the top maintenance band. At 1,345 sqft they are 290 sqft larger than the 3 Bedroom (With Yard), and they share that type’s full-height kitchen cabinets, gas hob and separate washer and dryer.

How the blocks and stacks are laid out

All four blocks share the same nine-stack footprint arranged in two rows: an outer row of five stacks facing the landscaped site boundary, and an inner row of four facing the internal gardens, the arrival court and Flora Drive beyond. The floor plans mark certain stacks as mirror units, and the pattern is not a straight block-for-block pairing: blocks 31 and 37 carry no mirror notation at all, block 39 carries it on all nine of its stacks, and block 33 carries it on seven of nine, with stacks 10 and 17 built as drawn.

Stack positions by block
Block	Postal code	Outer row (boundary side)	Inner row (courtyard side)
31 Flora Drive	Singapore 509904	03, 04, 05, 06, 07	02, 01, 09, 08
33 Flora Drive	Singapore 509905	12, 13, 14, 15, 16	11, 10, 18, 17
37 Flora Drive	Singapore 509912	21, 22, 23, 24, 25	20, 19, 27, 26
39 Flora Drive	Singapore 509919	30, 31, 32, 33, 34	29, 28, 36, 35

Which stacks sit closest to which facility ▼

The 50m Lap Pool and the Children Aqua Play Area occupy the gap between blocks 33 and 37 on the outer, boundary side of the site. The nearest units are therefore the eastern end of block 33’s outer row (stacks 15 and 16) and the western end of block 37’s outer row (stacks 21 and 22).

The Leisure Pool sits in the gap between blocks 37 and 39 on the inner, Flora Drive side, closest to stacks 27 and 26 at the eastern end of block 37’s inner row and stacks 29 and 28 at the western end of block 39’s inner row. The Grand Clubhouse sits between blocks 33 and 37 on the inner side, and the Arrival Court, guardhouse and pedestrian entry sit between blocks 31 and 33 on the same inner side.

Block 31’s western end and block 39’s eastern end are the two quietest positions in terms of through movement, sitting at the extremities of the site away from both pools and the arrival sequence. Pool-facing and greenery-facing units are offered as separate selections, so it is worth asking the sales team to confirm the exact outlook of a specific stack and floor rather than inferring it from a site plan alone.

The 28 first-storey units with a Private Enclosed Space ▼

Twenty-eight units at Kassia, seven per block, sit on the first storey and come with a Private Enclosed Space at ground level instead of a balcony. They are identifiable by the trailing “1” in the type code: (1)b1, (2)a1, (2)b1, (2)c1, (2+1)a1, (2+1)b1, (3Y)a1 and (4)a1. In every case the internal size matches the equivalent upper-floor type; only the outdoor space changes.

Two things follow from that. A PES is at ground level and enclosed by the development’s own landscaping rather than raised above it, which is a different privacy and access proposition from a balcony seven floors up. And the same enclosure restriction applies to both: a PES may not be enclosed except with the approved screen, covered in the Technical Specifications section below.

Which unit types get a Household Shelter, and which do not ▼

Sixty-four of the 276 units have a Household Shelter, and they are exactly the 3 Bedroom (With Yard) and 4 Bedroom types: (3Y)a, (3Y)a1, (4)a and (4)a1. No 1 Bedroom, 1 Bedroom (With Study), 2 Bedroom, 2 Bedroom (With Study) or plain 3 Bedroom type has one.

The plain 3 Bedroom types are the ones most likely to surprise a buyer here. At 904 to 926 sqft they are larger than several types that do get more fixtures, yet they carry two bathrooms, no separate WC and no Household Shelter. The shelter, where provided, has a floor in porcelain tiles with matching skirting and a 2,850mm ceiling, slightly lower than the 2,900mm elsewhere but taller than the kitchen’s 2,400mm.

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Fittings, Appliances & Finishes

Induction below 3 Bedroom, gas above, and the washer-dryer splits at the yard

Kassia does not fit one appliance package across every unit. The kitchen provision steps up twice as the unit type grows, and neither threshold falls where the bedroom count suggests. The hob changes from induction to gas at the 3 Bedroom, and full-height cabinets with a separate washer and separate dryer arrive only at the 3 Bedroom (With Yard) and 4 Bedroom, 64 homes in all. A second split runs underneath that one: the kitchen wall finish divides the nineteen types into two groups, of 144 and 132 units, and it does not follow size either. The tables below set out the position type by type, and the reasoning behind each tier sits on the Kassia project info page. The development holds a BCA Green Mark GM2021 Gold Plus award.

Kitchen provision by unit type
Item	1BR & 1BR (With Study)	2BR & 2BR (With Study)	3BR	3BR (With Yard) & 4BR
Cabinet run length	2,200 to 2,600mm	2,600mm	3,200 to 4,060mm	3,890 to 5,400mm
Cabinet levels	High and low	High and low	High and low	High, low and full height
Hob	Induction	Induction	Gas	Gas
Cooker hood	Provided	Provided	Provided	Provided
Oven	Built-in convection	Built-in convection	Built-in convection	Built-in convection
Refrigerator	Free standing	Free standing	Free standing	Free standing
Laundry	Washer cum dryer	Washer cum dryer	Washer cum dryer	Separate washer and dryer
Countertop	Solid surface	Solid surface	Solid surface	Solid surface
Sink & mixer	Stainless steel	Stainless steel	Stainless steel	Stainless steel
Units in this tier	80	108	24	64

Finishes by area
Area	Standard material provision
Living / Dining	Floor in porcelain tiles with matching skirting; wall and ceiling in paint finish
Bedrooms	Floor in engineered timber with matching skirting; wall and ceiling in paint finish
Kitchen (backsplash-tiled types)	Floor and backsplash wall in porcelain tiles, ceiling in paint finish: types (1)a, (1)b, (1)b1, (1+1)a, (2)a, (2)a1, (2+1)a and (2+1)a1
Kitchen (general-wall-tiled types)	Floor, general wall and backsplash wall in porcelain tiles, ceiling in paint finish: types (2)b, (2)b1, (2)c, (2)c1, (2+1)b1, (3)a, (3)b, (3Y)a, (3Y)a1, (4)a and (4)a1
Bathrooms	Floor and wall in porcelain tiles, ceiling in paint finish
WC (3BR With Yard and 4BR only)	Floor and wall in porcelain tiles, ceiling in paint finish
Balcony / PES	Floor in porcelain tiles with matching skirting; wall and ceiling in paint finish
Household Shelter (3BR With Yard and 4BR only)	Floor in porcelain tiles with matching skirting; wall and ceiling in paint finish

Wardrobes
Room	Approximate length	Finish
Master Bedroom	1,500mm	Cabinet with sliding doors in laminate, internals in melamine
Other bedrooms	1,200mm	Cabinet with sliding doors in laminate, internals in melamine

See the finishes in person

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Facilities

“What facilities are there?”

Kassia’s site plan numbers 36 separate facility items across 14,013 sqm of land holding just 276 homes, which is a generous ratio of ground to residents. The anchor is a three-storey Grand Clubhouse at 35 Flora Drive, the only address on the site that is not a residential block. Around it sit two pools, a children’s aqua play area, five urban farming plots, and a set of pavilions, decks and alcoves threaded through the landscaping between the four blocks. The numbered legend behind that count, and what sits on each level of the clubhouse, is covered on the Kassia project info page.

Grand Clubhouse, 35 Flora Drive
Level	Facilities
Basement	Arrival Plaza, Foliage Decks, Cascading Water Feature, Management Office
1st Storey	Multi-Purpose Rooms (2), Gym, Lantern Pavilion, Lantern Pond, Toilet & Changing Room (male and female), Accessible Toilet
2nd Storey	View Deck, Sky Leisure Walk (open to sky), Pavilion with BBQ Pit

Facilities across the grounds
Group	Facilities
Water	50m Lap Pool with Sun Deck, Forest Spa Pod, Water Hammocks (2) and Poolside Pavilion; Leisure Pool with Sun Deck, Aqua Deck, Hammock Lawns (2) and Island Pavilion; Children Aqua Play Area with Water Play Equipment and Aqua Slide; Poolside Lounge
Ponds & water features	Lotus Pond, Waterlily Pond, Lantern Pond, Cascading Water Feature, Floating Pavilion, Cocoon Floating Pods (2), Floating Pod
Active & play	Fitness Lawn, Outdoor Fitness Area, Play Court (open to sky), Children Playground, Taichi Deck, Gym (1st storey of clubhouse)
Quiet & green	Meditation Deck, Picnic Lawn, Urban Farming Plots (5), Tarenna Garden, Pennisetum Walk, Pennisetum Deck
Alcoves (1st storey)	Floral Alcove, Chillout Alcove, Reading Alcove, Alocasia Alcove
Social & dining	BBQ Pavilion (2), Pavilion with BBQ Pit (clubhouse 2nd storey), Multi-Purpose Rooms (2)
Arrival & access	Arrival Court, Pedestrian Entry, Pedestrian Side Gate, Guardhouse, Bicycle Parking Area, entry and exit to residential carpark (basement), entry and exit to services area (basement)
Services (basement)	Generator, Bin Centre, Substation, Management Office; ventilation shafts throughout; water tanks at roof level

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Technical Specifications

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Project particulars
Item	Detail
Project name	Kassia
Address	31, 33, 35, 37 and 39 Flora Drive
Postal codes	31 Flora Drive S(509904), 33 Flora Drive S(509905), 35 Flora Drive S(509906) clubhouse and management office, 37 Flora Drive S(509912), 39 Flora Drive S(509919)
District	17 (Outside Central Region)
Planning area	Pasir Ris
Type of development	Private condominium
Tenure	Estate in perpetuity (freehold)
Encumbrances	Nil
Site area	14,013.40 sqm (approximately 150,838.98 sqft)
Plot ratio	1.4
Gross floor area	21,580.63 sqm, including 1,961.87 sqm of balcony GFA
Total units	276
Blocks	4 blocks of 8 storeys, over one basement carpark
Unit types	19
Carpark	280 lots: 276 basement residential lots and 4 accessible lots
Mukim lot	Lot 04824K MK31 at Flora Drive
Developer	Tripartite Developers Pte. Limited (Co. Reg. No. 196800485K)
Developer licence	C1502
Project account	DBS Bank Ltd, A/C No. 072-114122-1, Tripartite Developers Pte. Limited
Green rating	BCA Green Mark GM2021 Gold Plus
Expected TOP	1 November 2029
Expected Legal Completion	1 November 2032

Consultants
Role	Firm
Architect	ONG&ONG Pte Ltd
Interior Designer	Index Design Pte Ltd
Landscape Designer	Coen Design International Pte Ltd
C&S Consultant	KCL Consultants Pte Ltd
M&E Consultant	United Project Consultants Pte Ltd
Quantity Surveyor	Arcadis Singapore Pte Ltd
Main Contractor	Lian Beng Construction (1988) Pte Ltd

Maintenance fees by unit type ▼

Share value	Floor area	Unit types	Units	Maintenance / month
5	44 sqm	(1)a, (1)b, (1)b1	52	$436.50
6	51 to 98 sqm	(1+1)a, (2)a, (2)a1, (2)b, (2)b1, (2)c, (2)c1, (2+1)a, (2+1)a1, (2+1)b1, (3)a, (3)b, (3Y)a, (3Y)a1	192	$523.80
7	125 sqm	(4)a, (4)a1	32	$611.10

The rate works out to $87.30 per share across all three bands, subject to GST. Two things follow from a three-band structure. The 1 Bedroom types sit alone at the bottom, which makes them the cheapest homes here to hold. And the middle band is very wide: a 549 sqft 1 Bedroom (With Study) pays exactly what a 1,055 sqft 3 Bedroom (With Yard) pays, because both sit on share value 6. Only the 4 Bedroom types break out into the top band.

Ceiling heights by area ▼

Area	Estimated ceiling height	Applies to
Living / Dining	2,900mm	All unit types
Master Bedroom	2,900mm	All unit types
Other bedrooms	2,900mm	2BR and above
Study	2,900mm	(1+1)a, (2+1)a, (2+1)a1, (2+1)b1
Balcony / PES	2,900mm	All unit types
AC Ledge	2,900mm	All unit types
Household Shelter	2,850mm	(3Y)a, (3Y)a1, (4)a, (4)a1
Master Bath	2,425mm	All unit types
Bath	2,425mm	2BR and above
WC	2,425mm	(3Y)a, (3Y)a1, (4)a, (4)a1
Kitchen	2,400mm	All unit types

Unlike developments that step ceiling heights up by tier, Kassia holds 2,900mm across every habitable room in every unit type, from the 474 sqft 1 Bedroom to the 1,345 sqft 4 Bedroom. Bulkheads drop to 2,400mm where applicable, and shower areas include an additional 25mm slope or drop from the bathroom floor level.

Balconies and PES cannot be enclosed except with the approved screen ▼

Every balcony and Private Enclosed Space at Kassia may not be enclosed, other than with the approved screen design. That design is a set of sliding screen panels fitted within the balcony opening above the balcony railing, running to the underside of the storey above.

Three practical conditions attach to it. On-site verification is necessary to obtain actual measurements before fabrication and installation. The balcony or PES shall not be enclosed unless with that approved screen. And the cost of the screen and its installation is borne by the purchaser, not the developer. The approved building plan references are A1369-04139-2018-BP01 dated 20 July 2023 and A1369-04139-2018-BP02 dated 29 January 2024.

Refuse runs on a pneumatic conveyance system ▼

Every unit is served by common general waste and recyclable refuse hoppers located within the common corridors at all residential levels, so there is a recycling stream on every floor rather than a single bin point at ground level. Conveyance and collection of the refuse is carried out by an automated pneumatic waste conveyance system located at the bin centre in the basement.

In practice that means waste travels through sealed underground pipes to a central collection point rather than being wheeled out floor by floor, which is the main reason developments with this system tend to have fewer odour and pest complaints around bin areas. It is a notable inclusion at this project size.

One parking lot per unit, plus the shuttle bus ▼

The basement carpark provides 280 lots in total: 276 residential lots and 4 accessible lots. With 276 units in the development, that is a one-to-one ratio of residential lots to homes, which is worth weighing given that this address is car-dependent until the Cross Island Line opens. Bicycle parking is provided at ground level, and the carpark is controlled by an automatic barrier with an Electronic Parking System.

Separately, the developer provides a shuttle bus service to a nearby MRT station for a period of one year, commencing within six months from TOP. Developer’s conditions apply.

The Developer

The eleventh Tripartite development on these streets, and 4,427 homes in total

Kassia is developed by Tripartite Developers Pte. Limited, an established joint venture company owned by Hong Leong Holdings Limited, City Developments Limited and TID Pte. Ltd. What makes the developer story here unusual is not the size of the parent companies but the concentration: Tripartite has built ten condominiums in this same Flora enclave since 1996, and Kassia is the eleventh. Between them the ten completed projects delivered 4,151 homes; adding Kassia’s 276 brings the total to 4,427. The three parent companies, the consultant team and the CONQUAS record behind them are set out on the Kassia developer page.

Tripartite’s developments in the Flora enclave
Development	Street	Units	TOP
Azalea Park	Flora Road	316	24 Jun 1996
Ballota Park	Mariam Way	365	9 Mar 2000
Carissa Park	Flora Drive	528	1 Oct 2001
Dahlia Park	Flora Drive	299	22 Jan 2003
Edelweiss Park	Flora Road	517	19 Jul 2006
Ferraria Park	Flora Drive	472	15 Sep 2009
The Gale	Flora Road	329	3 Jan 2013
Hedges Park	Flora Drive	501	28 Jan 2015
The Inflora	Flora Drive	396	11 Apr 2016
The Jovell	Flora Drive	428	26 Sep 2022
Kassia	Flora Drive	276	Expected 1 Nov 2029

Note: The corporate track records and awards described above cover the wider portfolios of Hong Leong Holdings, City Developments and TID. They are general background on the joint venture parties, not claims about Kassia itself. The construction of Kassia is carried out by Lian Beng Construction (1988) Pte Ltd as main contractor.

Investment Context

An estate in perpetuity, and an employment catchment already built

Two structural facts sit underneath any longer-term view of Kassia, and neither of them depends on a forecast. The first is the tenure: the land is held as an estate in perpetuity, free of encumbrances, in an enclave where the more recent developments were built on 99-year leases. The second is that the employment base within a short drive already exists and is not waiting on a masterplan to arrive.

What “estate in perpetuity” actually changes ▼

Estate in perpetuity is the technical term for freehold: ownership without a fixed end date. Practically, it removes a set of financing frictions that tighten on a leasehold property as its remaining lease shortens, and those frictions bite the resale buyer rather than the original one, which is why they matter to an exit.

The two main mechanisms in Singapore work like this. CPF Ordinary Account monies can be applied in full toward a property only where the remaining lease covers the youngest owner to age 95; where it does not, the usable amount is pro-rated downward, and where the remaining lease is very short, CPF cannot be used at all. Separately, bank loan tenure and loan-to-value limits tighten as the remaining lease shortens, and a shorter permitted tenure means a higher monthly repayment for the same loan. Each of those narrows the pool of buyers who can finance a purchase, and a narrower buyer pool is what a shortening lease ultimately translates into.

A freehold title sidesteps all of it, permanently. That is the argument in full, and it is a structural one rather than a prediction. It is not a claim about what Kassia will be worth, and none of the above is financial advice; CPF and MAS rules can and do change, so confirm the current position with a banker before relying on it.

The employment catchment within a short drive ▼

Rental demand in this part of the island is anchored by employment that is already in place rather than promised. Changi Business Park hosts Standard Chartered Bank, Citibank, DBS, IBM, UPS, Hitachi, Mapletree Logistics and Xilinx, now part of AMD. Changi Airport and Changi Airport Group draw aircrew and airport staff across the terminals, with Jewel adding a retail and hospitality workforce alongside.

Loyang Industrial Estate holds over 50 companies employing mid-tier through to higher-skilled staff, and the Upper Changi industrial area holds over 30 companies across aerospace, medical, logistics and semiconductors. Tampines Regional Centre adds office employment at Telepark, NTUC Income Tampines Junction, UOB and Tampines Plaza 1 and 2. The Changi International LogisPark and the Singapore Expo sit within the same belt.

One catchment worth naming separately, because it is specific to this enclave: The Japanese School’s Changi campus occupies 475,000 sqft, has operated since 1995 and runs 34 classrooms, and international schooling of that scale generates a distinctive expatriate tenant profile. UWCSEA East Campus, Middleton International School and the Overseas Family School are all in the same catchment, as are Temasek Polytechnic, ITE College East and the Singapore University of Technology and Design.

The carpark ratio is a genuine factor here ▼

Kassia provides 276 residential parking lots for 276 units, plus 4 accessible lots. In a location without a walkable MRT station, a one-to-one lot ratio removes a friction that becomes a real constraint at developments where lots are balloted or allocated. It is a small specification detail that matters more here than it would at a station-adjacent address, and it is worth weighing alongside the 2030 Cross Island Line target rather than instead of it.

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Frequently Asked Questions

Detailed answers to the questions buyers ask most often

Is the Study an enclosed room? ▼

No. All four Study-bearing types, (1+1)a, (2+1)a, (2+1)a1 and (2+1)b1, show the Study as an open alcove off the dining or entry area on the floor plan, walled on three sides with no door, sliding partition or glass panel on the fourth. It is a defined work space, not a room that can be closed off. It does carry the same 2,900mm ceiling height as the rest of the home.

Which units come with a Household Shelter? ▼

Sixty-four of the 276 units: the 3 Bedroom (With Yard) types (3Y)a and (3Y)a1, and the 4 Bedroom types (4)a and (4)a1. No 1 Bedroom, 1 Bedroom (With Study), 2 Bedroom, 2 Bedroom (With Study) or plain 3 Bedroom type has one. The plain 3 Bedroom types are the ones that catch people out, since at 904 to 926 sqft they are larger than several types with more fixtures, yet they have two bathrooms, no separate WC and no shelter.

Which units get a gas hob rather than induction? ▼

The plain 3 Bedroom types and everything above them: (3)a, (3)b, (3Y)a, (3Y)a1, (4)a and (4)a1, which is 88 units. Every 1 Bedroom and 2 Bedroom type, with or without a Study, gets an induction hob instead, covering the other 188 units. The gas supply is town gas rather than cylinder.

Do I get a separate washer and dryer? ▼

Only in the 3 Bedroom (With Yard) and 4 Bedroom types, 64 units in total, which are also the only types with a Yard. Every other unit type at Kassia, 212 units including both plain 3 Bedroom types, is fitted with a combined washer-dryer in one machine. The same 64 units are the only ones with full-height kitchen cabinets and the longest cabinet runs at 3,890 to 5,400mm.

What is the difference between a balcony and a PES? ▼

A Private Enclosed Space is the ground-level outdoor area given to first-storey units in place of a balcony. Twenty-eight units at Kassia have one, seven per block, and they are the types with a trailing “1” in the code: (1)b1, (2)a1, (2)b1, (2)c1, (2+1)a1, (2+1)b1, (3Y)a1 and (4)a1. Internal sizes match the equivalent upper-floor type; only the outdoor space differs. The same enclosure restriction applies to both a balcony and a PES.

Can I enclose the balcony? ▼

Only with the approved screen, which is a sliding screen fitted within the balcony opening. No other enclosure is permitted. On-site verification is needed to obtain actual measurements before fabrication and installation, and the cost of both the screen and the installation is borne by the purchaser.

Why do some stacks have no first or second storey unit? ▼

Each block runs nine stacks on floors 3 to 8, eight on the second storey and seven on the first, and the pattern is identical across all four blocks. The 3 Bedroom stacks (02, 17, 20 and 35) start at the third storey, so no plain 3 Bedroom exists on the first or second floor anywhere. The (1)a stacks (05, 14, 23 and 32) start at the second storey. And the 1 Bedroom (With Study) stacks (06, 13, 24 and 31) swap to a larger 2 Bedroom (With Study) type, (2+1)b1, on the first storey. That gives 69 units per block and 276 across the four.

What will I pay in maintenance each month? ▼

There are three bands, computed at $87.30 per share and subject to GST. Share value 5 covers the three 1 Bedroom types, 52 units, at $436.50 a month. Share value 6 covers everything from the 1 Bedroom (With Study) through to the 3 Bedroom (With Yard), 192 units, at $523.80. Share value 7 covers the two 4 Bedroom types, 32 units, at $611.10. Note how wide the middle band is: a 549 sqft home and a 1,055 sqft home pay the same figure.

How does payment work before TOP? ▼

Kassia uses the standard Progressive Payment Scheme: 5% on the Option to Purchase, 15% on signing the Sale and Purchase Agreement within 8 weeks, then a series of tranches tied to construction milestones through foundation, framework, walls, roofing, doors and windows, and car park and drains, followed by 25% on issue of the Temporary Occupation Permit and a final 15% on legal completion. There is no Deferred Payment Scheme; DPS is not currently available for private, non-EC residential launches in Singapore.

Is the smart home system fully installed, or do I add to it? ▼

Three items are built in: the Smart Gateway hub, the Digital Lockset on the main door, and Smart Air Con Control covering the Living/Dining area and Master Bedroom only. Six further items, extended air-con control to other bedrooms, a security camera, smart power plugs, lighting control, appliance control and curtain and blind control, are described as future expansion by the user using the compatible Z-Wave technology, meaning you install and pay for them yourself. A compatible smartphone or tablet, an internet connection and a Wi-Fi system are all to be provided separately by the user.

Why are there six different 2 Bedroom floor plans? ▼

All six 2 Bedroom types are the same 61 sqm, or 657 sqft, and share the same room list. The letter in the type code marks a genuinely different layout: type (2)a groups both bedrooms on one side of an angled plan, while types (2)b and (2)c set a bedroom on either side of a central living area. A trailing 1 marks the first-storey version of that plan, with a Private Enclosed Space in place of the balcony. The kitchen wall finish differs too, and it follows the letter rather than the size.

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Copy the full property summary below and paste it into Gemini Notebook, ChatGPT, Perplexity, or any AI assistant of your choice as a source document. Once loaded, the AI can respond in detail to any question about the development, including: the nineteen unit types and how they differ, the block and stack structure, location and connectivity, the Changi East growth context, fittings and appliance provision by unit type, facilities, technical specifications and maintenance fees, and the developer joint venture.

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Comprehensive unit data, location, fittings, facilities, specifications, and FAQ, all in one text block.

KASSIA – COMPLETE PROPERTY DATA REFERENCE Official Developer Sales Website: https://kassiacondo.com.sg/ === 1. PROJECT PARTICULARS === Project name: Kassia Address: 31, 33, 35, 37 and 39 Flora Drive, Singapore Postal codes: 31 Flora Drive S(509904) | 33 Flora Drive S(509905) | 35 Flora Drive S(509906) = Clubhouse/Management Office | 37 Flora Drive S(509912) | 39 Flora Drive S(509919) District: 17 (Outside Central Region / OCR) Planning area: Pasir Ris Type of development: Private condominium Project title (as submitted): Proposed Condominium Development Comprising of 4 Blocks of 8-Storey Apartment Flat (276 Units) with Provision for Basement Carpark, Clubhouse, Swimming Pool and Other Communal Facilities on Lot 04824K MK31 at Flora Drive Tenure: Estate in perpetuity (freehold) Encumbrances: Nil Mukim lot: Lot 04824K MK31 at Flora Drive Site area: 14,013.40 sqm (approx. 150,838.98 sqft) Plot ratio: 1.4 Gross floor area: 21,580.63 sqm, including balcony GFA of 1,961.87 sqm Total units: 276 Total unit types: 19 Blocks: 4 blocks of 8 storeys, over 1 basement carpark Carpark: 280 lots total = 276 basement residential lots + 4 accessible lots (basement). Ratio of 1 residential lot per unit. Automatic car barrier with Electronic Parking System (EPS). Bicycle parking area at ground level. Green rating: BCA Green Mark GM2021 Gold Plus Developer: Tripartite Developers Pte. Limited, a joint venture owned by Hong Leong Holdings Limited, City Developments Limited and TID Pte. Ltd. Developer Co. Registration No.: 196800485K Developer Licence No.: C1502 Project Account: DBS Bank Ltd, A/C No. 072-114122-1, Tripartite Developers Pte. Limited Expected TOP / Vacant Possession: 1 November 2029 Expected Legal Completion: 1 November 2032 (exactly 3 years after TOP) Launched: July 2024 Architect: ONG&ONG Pte Ltd Interior Designer: Index Design Pte Ltd Landscape Designer: Coen Design International Pte Ltd C&S Consultant: KCL Consultants Pte Ltd M&E Consultant: United Project Consultants Pte Ltd Quantity Surveyor: Arcadis Singapore Pte Ltd Main Contractor: Lian Beng Construction (1988) Pte Ltd Shuttle bus: developer provides shuttle bus service to a nearby MRT station for a period of 1 year, commencing within 6 months from TOP. Developer’s conditions apply. Showflat: viewing by appointment, 10am to 7pm. === 2. CURRENT AVAILABILITY === Live unit-by-unit availability and pricing move too frequently to reproduce reliably in a static reference. Check the live pricing and availability table on this page, or confirm directly with the developer sales team, for current stock and prices by unit type. Note that several unit types exist in very small numbers (one type has 6 units; eight of the nineteen types have 4 units or fewer), so a plan of interest may come from a genuinely small pool. === 3. PAYMENT SCHEME === Kassia uses the standard Progressive Payment Scheme for uncompleted private (non-EC) residential property in Singapore. There is no Deferred Payment Scheme on offer; DPS is not currently available for private residential launches. Booking (Option to Purchase): 5% S&P Agreement (within 8 weeks of Option date): 15% Foundation work completion: 5% Reinforced concrete framework completion: 10% Partition walls completion: 5% Roofing/ceiling completion: 5% Doors, window frames, electrical wiring & internal plastering completion: 5% Car park, roads & drains completion: 5% TOP (Temporary Occupation Permit) issuance: 25% Legal completion: 15% Total: 100%. Cash/CPF/Loan split at each stage depends on the buyer’s chosen loan quantum; not financial advice. Project account protection: payment goes into the DBS project account (072-114122-1) rather than to the developer directly. === 4. LOCATION & CONNECTIVITY === Setting: Flora Drive enclave, a pocket of low-rise private housing in the Pasir Ris planning area, bounded by Upper Changi Road North, Loyang Avenue and the Pan Island Expressway. No MRT station within comfortable walking distance today. Existing rail: Pasir Ris MRT Interchange (East-West Line); Upper Changi MRT (Downtown Line); Tampines and Tampines East MRT. All reached by bus or car, not on foot. Rail under construction: Loyang MRT (Cross Island Line, beneath Loyang Avenue at the junction with Loyang Lane) and Pasir Ris East MRT (Cross Island Line, along Pasir Ris Drive 1). Both part of CRL Phase 1, targeted for completion by 2030. Pasir Ris becomes a CRL / East-West Line interchange. Expressways: Tampines Expressway (TPE), Pan Island Expressway (PIE), East Coast Parkway (ECP) via Changi. Bus: SBS Transit Service 5, Pasir Ris Interchange to Bukit Merah Interchange, calls at stops along Flora Drive. Route amended 21 July 2019 to serve Flora Drive and Mariam Way, picking up four stops (Flora Drive 98299 and 98291; Mariam Way 98311 and 98319), improving access to Upper Changi MRT (Downtown Line) and the Pasir Ris and Simei estates. Service 5 runs an express sector along the PIE and continues through Simei, Bedok Reservoir, Novena, Newton, Orchard, Great World, Havelock and Tiong Bahru. Weekday peak short-trip Service 5A runs to Upper Changi station and SUTD. Shopping & dining: White Sands, Pasir Ris Mall, Loyang Point, Downtown East, Tampines Mall, Century Square, Tampines 1, Changi City Point, Jewel Changi Airport, Changi Village, Cosford Container Park. Groceries & big-box: Giant Hypermarket, IKEA Tampines, Courts Megastore. Hawker centres: Pasir Ris Central Hawker Centre, Tampines Round Market & Food Centre. Parks & recreation: Pasir Ris Park, Pasir Ris Town Park, Tampines Eco Green, Changi Beach Park, Bedok Reservoir, East Coast Park, Wild Wild Wet, D’Resort @ Downtown East, Gallop Stable @ Pasir Ris, PAssion WaVe @ Bedok Reservoir. Changi Beach Park: 3.3km of greenery with seaside lifestyle and dining (Cosford Container Park, Changi Village). Residents can cycle or trek the 75km eastern section of the Round Island Route park connector. Park connectors nearby: Pasir Ris, Loyang, Tampines, Simei, Siglap and Bedok Park Connectors. Community & sport: Our Tampines Hub, SAFRA Tampines, Laguna National Golf Resort Club, Tanah Merah Country Club, National Service Resort & Country Club, National Sailing Centre. Employment centres: Changi Airport, Changi Business Park, Changi International LogisPark (North), Loyang Industrial Estate, Tampines Regional Centre, Singapore Expo, SIA Training Centre. Healthcare: Changi General Hospital. Primary schools nearby: Elias Park, Casuarina, Pasir Ris, White Sands, East Spring, Gongshang, Yumin, Chongzheng, Temasek, Poi Ching, The Japanese Primary School. Secondary schools nearby: Pasir Ris Crest, Pasir Ris Secondary, Loyang View, East Spring, Dunman, Ngee Ann, Temasek Secondary, Hai Sing Catholic, St. Hilda’s (Sec/Pri). International schools nearby: Overseas Family School, UWCSEA East Campus, Middleton International School, The Japanese School. Post-secondary nearby: Tampines Meridian Junior College, Temasek Polytechnic, ITE College East, Singapore University of Technology and Design (SUTD). === 5. CHANGI EAST & GROWTH CONTEXT === CONFIRMED, UNDER CONSTRUCTION, WITH TARGET DATES: Changi East development: a 1,080-hectare programme covering Changi Airport Terminal 5, a three-runway system, tunnels and underground systems, landside and aviation support, and the Changi East Industrial Zone. Works progressing with different completion dates per programme. Terminal 5: groundbreaking held May 2025. Contracts awarded for tunnels, airfield and substructure works. First phase designed for approx. 50 million passenger movements per year, taking Changi Airport total capacity to approx. 140 million. Expected operational around the mid-2030s. Will house a ground transportation centre bringing together train, bus, taxi and ride-hailing. Both the Thomson-East Coast Line and the Cross Island Line are planned to extend to T5. Approximately 1.7km of bored inter-terminal tunnels connecting Terminal 2 to the future T5 site (one for baggage transfer, two for automated people movers) has been completed. Cross Island Line Phase 1: 29km, 12 stations from Aviation Park to Bright Hill. Under construction since 2020. Targeted for completion by 2030 (originally announced for 2029, pushed back one year during the pandemic). Includes Loyang and Pasir Ris East stations. Interchanges at Pasir Ris (East-West Line), Hougang (North East Line), Ang Mo Kio (North South Line) and Bright Hill (Thomson-East Coast Line). LTA estimates more than 100,000 households benefit from Phase 1; Changi Beach Park becomes rail-accessible. Cross Island Line Punggol Extension: 7.3km, adding Elias and Riviera stations, targeted for 2032. LONG-RANGE, PROPOSAL STAGE, NO CONFIRMED DATE: Changi East urban district: authorities sought proposals via tender documents published in August 2025 for an urban district within Changi East, intended as a destination for both international visitors and Singapore residents, complementing the airport and the wider Changi region. No awarded development contract, no announced scale, no completion date. Should be treated as a different confidence category from T5 and the CRL. TIMING RELATIVE TO KASSIA: expected TOP 1 Nov 2029 | CRL Phase 1 targeted 2030 | CRL Punggol Extension targeted 2032 | T5 operational around mid-2030s. These are published target dates and infrastructure timelines have moved before. === 6. BLOCK / STACK STRUCTURE === 4 residential blocks of 8 storeys each: 31, 33, 37 and 39 Flora Drive. 35 Flora Drive is the Grand Clubhouse / Management Office, not a residential block. Each block holds exactly 69 units and runs 9 stacks. Every stack is a single unit type from bottom to top, with two exceptions on lower floors (below). Per-block floor arithmetic: 9 stacks on floors 3-8; 8 stacks on floor 2; 7 stacks on floor 1. That is 7 stacks running the full 8 floors + 1 stack running floors 2-8 + 1 stack running floors 3-8 = 56 + 7 + 6 = 69 units. 69 x 4 blocks = 276. Stacks that do NOT run the full height: – 3 Bedroom stacks 02, 17, 20, 35: start at the 3rd storey. No 1st or 2nd storey unit. This is why type (3)a has only 6 units. – 1 Bedroom type (1)a stacks 05, 14, 23, 32: start at the 2nd storey. No 1st storey unit. – 1 Bedroom (With Study) stacks 06, 13, 24, 31: run (1+1)a on floors 2-8, but the 1st storey position is occupied by a LARGER type (2+1)b1 (2 Bedroom (With Study), 775 sqft, with PES) instead. Only 4 such units exist. Two-row layout, identical footprint in all four blocks: an OUTER row of 5 stacks facing the landscaped site boundary, and an INNER row of 4 stacks facing the internal gardens, arrival court and Flora Drive. Block 31 Flora Drive S(509904): outer row 03, 04, 05, 06, 07 | inner row 02, 01, 09, 08 Block 33 Flora Drive S(509905): outer row 12, 13, 14, 15, 16 | inner row 11, 10, 18, 17 Block 37 Flora Drive S(509912): outer row 21, 22, 23, 24, 25 | inner row 20, 19, 27, 26 Block 39 Flora Drive S(509919): outer row 30, 31, 32, 33, 34 | inner row 29, 28, 36, 35 Mirror-unit notation: blocks 31 and 37 carry none; block 39 carries it on all nine stacks; block 33 carries it on seven of nine, stacks 10 and 17 excepted. Facility adjacency: 50m Lap Pool + Children Aqua Play Area sit between blocks 33 and 37 on the OUTER (boundary) side, nearest stacks 15, 16 (blk 33) and 21, 22 (blk 37). Leisure Pool sits between blocks 37 and 39 on the INNER (Flora Drive) side, nearest stacks 27, 26 (blk 37) and 29, 28 (blk 39). Grand Clubhouse sits between blocks 33 and 37 on the inner side. Arrival Court, guardhouse and pedestrian entry sit between blocks 31 and 33 on the inner side. Developer materials describe pool-facing and greenery-facing units as separate selections. === 7. UNIT MIX – FULL TABLE (276 units, 19 unit types) === Format: Type | Beds | Baths | Size sqm/sqft | Outdoor | Stacks | Floors | Units | Notes (1)a | 1BR | 1 bath | 44 sqm / 474 sqft | Balcony | 05, 14, 23, 32 | 2-8 | 28 | share value 5, $436.50/mth; induction hob; washer cum dryer; kitchen backsplash-tiled only; no HS (1)b | 1BR | 1 bath | 44 sqm / 474 sqft | Balcony | 01, 19, 36 | 2-8 | 21 | share value 5, $436.50/mth; layout reversed vs (1)a (kitchen at entrance, balcony off living); induction hob; washer cum dryer; kitchen backsplash-tiled only; no HS (1)b1 | 1BR | 1 bath | 44 sqm / 474 sqft | PES | 01, 19, 36 | 1 | 3 | first-storey version of (1)b; share value 5, $436.50/mth; kitchen backsplash-tiled only; no HS (1+1)a | 1BR + Study | 1 bath | 51 sqm / 549 sqft | Balcony | 06, 13, 24, 31 | 2-8 | 28 | share value 6, $523.80/mth; STUDY IS AN OPEN ALCOVE, not an enclosed room (no door/partition/glass on plan); induction hob; washer cum dryer; kitchen backsplash-tiled only; no HS (2)a | 2BR | 2 baths | 61 sqm / 657 sqft | Balcony | 04, 15, 22, 33 | 2-8 | 28 | share value 6, $523.80/mth; induction hob; washer cum dryer; kitchen backsplash-tiled only; no HS (2)a1 | 2BR | 2 baths | 61 sqm / 657 sqft | PES | 04, 15, 22, 33 | 1 | 4 | first-storey version of (2)a; share value 6, $523.80/mth; kitchen backsplash-tiled only; no HS (2)b | 2BR | 2 baths | 61 sqm / 657 sqft | Balcony | 09, 27, 28 | 2-8 | 21 | share value 6, $523.80/mth; kitchen GENERAL WALLS tiled in porcelain (not just backsplash); induction hob; washer cum dryer; no HS (2)b1 | 2BR | 2 baths | 61 sqm / 657 sqft | PES | 09, 27, 28 | 1 | 3 | first-storey version of (2)b; share value 6, $523.80/mth; kitchen general walls tiled; no HS (2)c | 2BR | 2 baths | 61 sqm / 657 sqft | Balcony | 10, 18 | 2-8 | 14 | share value 6, $523.80/mth; kitchen general walls tiled; induction hob; washer cum dryer; no HS (2)c1 | 2BR | 2 baths | 61 sqm / 657 sqft | PES | 10, 18 | 1 | 2 | rarest PES type, only 2 units; share value 6, $523.80/mth; kitchen general walls tiled; no HS (2+1)a | 2BR + Study | 2 baths | 70 sqm / 753 sqft | Balcony | 08, 11, 26, 29 | 2-8 | 28 | share value 6, $523.80/mth; Study is an open alcove; induction hob; washer cum dryer; kitchen backsplash-tiled only; no HS (2+1)a1 | 2BR + Study | 2 baths | 70 sqm / 753 sqft | PES | 08, 11, 26, 29 | 1 | 4 | first-storey version of (2+1)a; share value 6, $523.80/mth; kitchen backsplash-tiled only; no HS (2+1)b1 | 2BR + Study | 2 baths | 72 sqm / 775 sqft | PES | 06, 13, 24, 31 | 1 | 4 | LARGEST 2BR+Study, exists only on the 1st storey of the 1 Bedroom (With Study) stacks; different plan (Master and Bedroom 2 flank the Living with the PES between; kitchen set behind the dining area); share value 6, $523.80/mth; kitchen general walls tiled; no HS (3)a | 3BR | 2 baths | 86 sqm / 926 sqft | Balcony | 17 | 3-8 | 6 | RAREST TYPE at Kassia, 6 units, single stack in block 33 only; no HS, no separate WC; gas hob; washer cum dryer; kitchen general walls tiled; share value 6, $523.80/mth (3)b | 3BR | 2 baths | 84 sqm / 904 sqft | Balcony | 02, 20, 35 | 3-8 | 18 | no HS, no separate WC; gas hob; washer cum dryer; kitchen general walls tiled; share value 6, $523.80/mth (3Y)a | 3 Bedroom (With Yard) | 2 baths + WC | 98 sqm / 1,055 sqft | Balcony | 03, 16, 21, 34 | 2-8 | 28 | HAS Household Shelter; Yard; separate WC; gas hob; SEPARATE washer and dryer; full-height kitchen cabinets; kitchen general walls tiled; share value 6, $523.80/mth (3Y)a1 | 3 Bedroom (With Yard) | 2 baths + WC | 98 sqm / 1,055 sqft | PES | 03, 16, 21, 34 | 1 | 4 | first-storey version of (3Y)a; HAS Household Shelter; share value 6, $523.80/mth (4)a | 4BR | 3 baths + WC | 125 sqm / 1,345 sqft | Balcony | 07, 12, 25, 30 | 2-8 | 28 | LARGEST type; ONLY type with 3 full bathrooms; HAS Household Shelter; Yard; separate WC; gas hob; separate washer and dryer; full-height kitchen cabinets; share value 7, $611.10/mth (4)a1 | 4BR | 3 baths + WC | 125 sqm / 1,345 sqft | PES | 07, 12, 25, 30 | 1 | 4 | first-storey version of (4)a; share value 7, $611.10/mth TOTAL: 276 units across 19 unit types. BEDROOM-CATEGORY ROLLUP (recomputed from the rows above): 1 Bedroom: 52 units (18.8%) = (1)a 28 + (1)b 21 + (1)b1 3 1 Bedroom (With Study): 28 units (10.1%) = (1+1)a 28 2 Bedroom: 72 units (26.1%) = (2)a 28 + (2)a1 4 + (2)b 21 + (2)b1 3 + (2)c 14 + (2)c1 2 2 Bedroom (With Study): 36 units (13.0%) = (2+1)a 28 + (2+1)a1 4 + (2+1)b1 4 3 Bedroom: 24 units (8.7%) = (3)a 6 + (3)b 18 3 Bedroom (With Yard): 32 units (11.6%) = (3Y)a 28 + (3Y)a1 4 4 Bedroom: 32 units (11.6%) = (4)a 28 + (4)a1 4 Sum: 52 + 28 + 72 + 36 + 24 + 32 + 32 = 276 === 8. ROOM / FIXTURE VERIFICATION SUMMARY === STUDY: All four Study-bearing types, (1+1)a, (2+1)a, (2+1)a1 and (2+1)b1, show the Study as an OPEN ALCOVE off the dining or entry area. Walled on three sides, open on the fourth, with no door, no sliding or folding partition symbol and no glass panel on the floor plan. It is NOT an enclosable room. Ceiling height 2,900mm, same as the rest of the home. 64 units have a Study. HOUSEHOLD SHELTER: Only (3Y)a, (3Y)a1, (4)a and (4)a1 = 64 of 276 units. No 1BR, 1 Bedroom (With Study), 2BR, 2BR+Study or plain 3BR type has one. Ceiling height 2,850mm; floor in porcelain tiles with matching skirting. SEPARATE WC (distinct from the bathrooms): Only (3Y)a, (3Y)a1, (4)a, (4)a1 = 64 units. Ceiling 2,425mm. YARD: Only (3Y)a, (3Y)a1, (4)a, (4)a1 = 64 units. BATHROOM COUNT: 1 bathroom = 80 units ((1)a 28, (1)b 21, (1)b1 3, (1+1)a 28). 2 bathrooms = 164 units (all 2BR 72, all 2BR+Study 36, all plain 3BR 24, all 3BR-with-yard 32). 3 bathrooms = 32 units ((4)a 28, (4)a1 4) – the ONLY three-bathroom homes at Kassia. PRIVATE ENCLOSED SPACE (PES): 28 units, 7 per block, all on the 1st storey, identifiable by the trailing “1” in the type code: (1)b1 3, (2)a1 4, (2)b1 3, (2)c1 2, (2+1)a1 4, (2+1)b1 4, (3Y)a1 4, (4)a1 4 = 28. Internal size matches the equivalent upper-floor type; only the outdoor space differs. BALCONY / PES ENCLOSURE: may not be enclosed except with the approved screen (sliding screen panels fitted within the balcony opening above the balcony railing to the underside of the storey above). On-site verification necessary before fabrication and installation. Cost of screen and installation borne by the purchaser. Approved BP No.: A1369-04139-2018-BP01 dated 20 July 2023 and A1369-04139-2018-BP02 dated 29 January 2024. PLAIN 3 BEDROOM GAP: (3)a and (3)b are 904-926 sqft yet carry only 2 bathrooms, no separate WC, no Household Shelter and a combined washer-dryer. They are larger than several types with more fixtures. This is the most commonly misread part of the unit mix. MIRROR UNITS: certain stacks are mirror-image versions of the same plan. Blocks 33 and 39 mirror blocks 31 and 37. === 9. KITCHEN APPLIANCES, FITTINGS & FINISHES (tiered by unit type, NOT uniform) === TIER 1 – unit types (1) and (1+1) [80 units]: Kitchen cabinet length 2,200-2,600mm. High and low level cabinets, solid surface countertop, tiled backsplash, stainless steel sink and mixer, INDUCTION hob, cooker hood, built-in convection oven, free standing refrigerator, WASHER CUM DRYER (combined). TIER 2 – unit types (2) and (2+1) [108 units]: Kitchen cabinet length 2,600mm. High and low level cabinets, solid surface countertop, tiled backsplash, stainless steel sink and mixer, INDUCTION hob, cooker hood, built-in convection oven, free standing refrigerator, WASHER CUM DRYER (combined). TIER 3 – unit types (3) [24 units]: Kitchen cabinet length 3,200-4,060mm. High and low level cabinets, solid surface countertop, tiled backsplash, stainless steel sink and mixer, GAS hob, cooker hood, built-in convection oven, free standing refrigerator, WASHER CUM DRYER (combined). TIER 4 – unit types (3Y) and (4) [64 units]: Kitchen cabinet length 3,890-5,400mm. High, low AND FULL HEIGHT cabinets, solid surface countertop, tiled backsplash, stainless steel sink and mixer, GAS hob, cooker hood, built-in convection oven, free standing refrigerator, SEPARATE WASHER AND DRYER. THRESHOLD 1 (hob): induction on all 1BR and 2BR types (188 units); gas from plain 3BR upward (88 units). Gas supply is town gas, not cylinder. THRESHOLD 2 (laundry): combined washer-dryer on 212 units including both plain 3BR types; separate washer and dryer only on the 64 units of (3Y) and (4), which are also the only types with a Yard and the only ones with full-height kitchen cabinets. FINISHES: Living/Dining: floor in porcelain tiles with matching skirting; wall and ceiling in paint finish. Bedrooms: floor in engineered timber with matching skirting; wall and ceiling in paint finish. Kitchen, backsplash-tiled group [144 units]: floor and backsplash wall in porcelain tiles, ceiling in paint finish. Applies to (1)a, (1)b, (1)b1, (1+1)a, (2)a, (2)a1, (2+1)a, (2+1)a1. Kitchen, general-wall-tiled group [132 units]: floor, general wall AND backsplash wall in porcelain tiles, ceiling in paint finish. Applies to (2)b, (2)b1, (2)c, (2)c1, (2+1)b1, (3)a, (3)b, (3Y)a, (3Y)a1, (4)a, (4)a1. This dividing line does not map onto unit size or onto whether the kitchen is open or enclosed; treat it as a specification list to check per type. Baths: floor and wall in porcelain tiles, ceiling in paint finish. WC: floor and wall in porcelain tiles, ceiling in paint finish. Balcony/PES: floor in porcelain tiles with matching skirting; wall and ceiling in paint finish. Household Shelter: floor in porcelain tiles with matching skirting; wall and ceiling in paint finish. WARDROBES: Master Bedroom approx. 1,500mm; other bedrooms approx. 1,200mm. Cabinet with sliding doors in laminate finish, internals in melamine finish. SMART HOME – BUILT IN AS STANDARD (3 items, controlled via mobile app): (1) Smart Gateway, a standalone hub to access and control Z-Wave compatible smart devices; (2) Digital Lockset on the main door, unlockable by PIN, key or mobile app; (3) Smart Air Con Control, to control, check and set the temperature in the Living/Dining area and the Master Bedroom only (NOT other bedrooms). SMART HOME – FUTURE EXPANSION BY USER (6 items, using compatible Z-Wave technology, user-installed and user-paid): smart air conditioning control extended to other bedrooms; home security camera; smart power plug (touch-free control of wall sockets); smart lighting control; smart home appliances control (digital-enabled devices and machines); smart curtains and blinds control (smart-wired window shades). SMART HOME REQUIREMENT: compatible smartphone/tablet, internet connection and Wi-Fi system required, to be provided separately by the user. SECURITY & AUDIO TELEPHONY: all residential units provided with an audio telephony system comprising Visitor Call Panels (VCP) installed outside the common lift lobbies at the 1st storey. The VCP connects to the purchaser’s own personal/home telephony devices (handsets/tablets with call function) with registered number(s), allowing communication between (i) the purchaser and a party at the VCP, and (ii) a party at the VCP and the Guard House. All residential units provided with access cards. REFUSE: all units served by common general waste and recyclable refuse hoppers located within the common corridors at all residential levels. Conveyance and collection carried out by an AUTOMATED PNEUMATIC WASTE CONVEYANCE SYSTEM located at the bin centre (basement). === 10. MAINTENANCE FEES === Rate: $87.30 per share, subject to GST. Three bands only. Share value 5 | 44 sqm | 52 units | types (1)a, (1)b, (1)b1 | $436.50 per month Share value 6 | 51 to 98 sqm | 192 units | types (1+1)a, (2)a, (2)a1, (2)b, (2)b1, (2)c, (2)c1, (2+1)a, (2+1)a1, (2+1)b1, (3)a, (3)b, (3Y)a, (3Y)a1 | $523.80 per month Share value 7 | 125 sqm | 32 units | types (4)a, (4)a1 | $611.10 per month Check: 52 + 192 + 32 = 276. Note the width of the middle band: a 549 sqft 1 Bedroom (With Study) and a 1,055 sqft 3 Bedroom (With Yard) pay the identical monthly figure. === 11. CEILING HEIGHTS (estimated, mm) === Living / Dining: 2,900 (all unit types) Master Bedroom: 2,900 (all unit types) Other bedrooms: 2,900 (2BR and above; not applicable to 1BR types) Study: 2,900 ((1+1)a, (2+1)a, (2+1)a1, (2+1)b1 only) Balcony / PES: 2,900 (all unit types) AC Ledge: 2,900 (all unit types) Household Shelter: 2,850 ((3Y)a, (3Y)a1, (4)a, (4)a1 only) Master Bath: 2,425 (all unit types) Bath: 2,425 (2BR and above) WC: 2,425 ((3Y)a, (3Y)a1, (4)a, (4)a1 only) Kitchen: 2,400 (all unit types) Notes: bulkheads at 2,400mm where applicable. Shower includes an additional 25mm slope/drop from bathroom floor level. Unlike developments that step ceiling heights up by tier, Kassia holds 2,900mm across every habitable room in every unit type from the 474 sqft 1 Bedroom to the 1,345 sqft 4 Bedroom. === 12. FACILITIES (36 numbered items on the site plan) === GRAND CLUBHOUSE, 3 storeys, at 35 Flora Drive S(509906): – Basement: Arrival Plaza, Foliage Decks, Cascading Water Feature, Management Office – 1st Storey: Multi-Purpose Rooms (2 nos), Gym, Lantern Pavilion, Lantern Pond, Toilet & Changing Room (male and female), Accessible Toilet – 2nd Storey: View Deck, Sky Leisure Walk (open to sky), Pavilion with BBQ Pit 50M LAP POOL (water surfacing area approx. 414 sqm), consisting of: Sun Deck, Forest Spa Pod, Water Hammocks (2 nos), Poolside Pavilion. Located between blocks 33 and 37 on the outer/boundary side. CHILDREN AQUA PLAY AREA, consisting of: Water Play Equipment, Aqua Slide. Located at the far end of the lap pool. LEISURE POOL (water surfacing area approx. 250 sqm), consisting of: Sun Deck, Aqua Deck, Hammock Lawns (2 nos), Island Pavilion. Located between blocks 37 and 39 on the inner/Flora Drive side. POOLSIDE LOUNGE. GREEN & QUIET: Picnic Lawn, Urban Farming Plots (5 nos), Floating Pavilion, Cocoon Floating Pods (2 nos), Lotus Pond, Waterlily Pond, Meditation Deck, Taichi Deck, Floating Pod, Pennisetum Walk, Pennisetum Deck, Tarenna Garden. ACTIVE & PLAY: Fitness Lawn, Outdoor Fitness Area, Play Court (open to sky), Children Playground, Gym (clubhouse 1st storey). SOCIAL & DINING: BBQ Pavilion (2 nos), Pavilion with BBQ Pit (clubhouse 2nd storey), Multi-Purpose Rooms (2 nos). ALCOVES (all 1st storey, landscaped sitting areas rather than enclosed bookable rooms): Floral Alcove, Chillout Alcove, Reading Alcove, Alocasia Alcove. ARRIVAL & ACCESS: Arrival Court, Pedestrian Entry, Pedestrian Side Gate, Guardhouse, Bicycle Parking Area, Entry & Exit to Residential Carpark (basement), Entry & Exit to Services Area (basement). SERVICES: Generator (basement), Bin Centre (basement), Substation (basement), Management Office (basement), Ventilation Shafts throughout, Water Tank Position (roof level). POOL COUNT: 2 swimming pools (50m Lap Pool, Leisure Pool) plus 1 Children Aqua Play Area, plus separate Lotus Pond, Waterlily Pond and Lantern Pond as water features. UNUSUAL FOR THE SIZE: 5 urban farming plots, a Forest Spa Pod within the lap pool, 2 Cocoon Floating Pods, a separate Meditation Deck and Taichi Deck, and a Sky Leisure Walk open to the sky at the clubhouse 2nd storey. === 13. TECHNICAL / BUILDING SERVICES === Building height: 4 blocks of 8-storey residential flats with 1 basement carpark. Car park: 280 lots = 276 basement residential lots + 4 accessible lots. 1 residential lot per unit. Automatic car barrier with Electronic Parking System (EPS) access for residents. Bicycle parking area provided. Gas: town gas (not cylinder), supplied to the gas-hob unit types only. Refuse: general waste and recyclable hoppers in common corridors at all residential levels; automated pneumatic waste conveyance system at the bin centre. Security: Visitor Call Panels at common lift lobbies (1st storey), connected to the purchaser’s own registered telephony device; access cards for all residential units; guard house at the pedestrian entry. Balcony/PES: shall not be enclosed except with the approved sliding screen. Cost borne by purchaser. Approved BP No.: A1369-04139-2018-BP01 dated 20 July 2023; A1369-04139-2018-BP02 dated 29 January 2024. Water tanks: roof level. Green rating: BCA Green Mark GM2021 Gold Plus. Shuttle bus: to a nearby MRT station, for 1 year, commencing within 6 months from TOP. Developer’s conditions apply. Bulkheads: 2,400mm where applicable. Shower: additional 25mm slope/drop from bathroom floor level. === 14. THE DEVELOPER === Tripartite Developers Pte. Limited (Co. Reg. No. 196800485K, Developer Licence C1502) is an established joint venture company owned by Hong Leong Holdings Limited, City Developments Limited and TID Pte. Ltd. KASSIA IS THE 11TH TRIPARTITE DEVELOPMENT IN THE FLORA ENCLAVE. The ten completed projects delivered 4,151 units between June 1996 and September 2022; adding Kassia’s 276 brings the total to 4,427. Roughly one project every three years across 26 years. Six on Flora Drive, three on Flora Road, one on Mariam Way. Kassia is the smallest of the eleven by unit count (276 against an average of 415 for the ten before it) and the only one described as an estate in perpetuity. Azalea Park | Flora Road | 316 units | TOP 24 Jun 1996 Ballota Park | Mariam Way | 365 units | TOP 9 Mar 2000 Carissa Park | Flora Drive | 528 units | TOP 1 Oct 2001 Dahlia Park | Flora Drive | 299 units | TOP 22 Jan 2003 Edelweiss Park | Flora Road | 517 units | TOP 19 Jul 2006 Ferraria Park | Flora Drive | 472 units | TOP 15 Sep 2009 The Gale | Flora Road | 329 units | TOP 3 Jan 2013 Hedges Park | Flora Drive | 501 units | TOP 28 Jan 2015 The Inflora | Flora Drive | 396 units | TOP 11 Apr 2016 The Jovell | Flora Drive | 428 units | TOP 26 Sep 2022 Kassia | Flora Drive | 276 units | Expected TOP 1 Nov 2029 Sum of the ten completed: 316+365+528+299+517+472+329+501+396+428 = 4,151. HONG LEONG HOLDINGS LIMITED (HLHL): formed in the late 1960s, the private property development and investment arm of the Hong Leong Group. Has developed close to 100 residential properties and manages 8 commercial developments. Residential projects underway at Shenton Way, Nassim Road, Balmoral Road and Meyer Road. CITY DEVELOPMENTS LIMITED (CDL): listed global real estate company, network spanning 167 locations across 28 countries and regions, one of the largest companies on the Singapore Exchange by market capitalisation. Over 60 years of track record, over 55,000 homes developed, around 23 million sqft of GFA in residential, commercial and hospitality assets globally. 123 BCA Green Mark certifications. Conferred the BCA Quality Excellence Award, Quality Champion, for twelve consecutive years. TID PTE. LTD.: A joint venture between the Hong Leong Group and Mitsui Fudosan, Japan’s largest private developer. Develops both residential and commercial property, combining Singaporean and Japanese management approaches. NOTE: the corporate track records above cover the wider portfolios of the three joint venture parties and are general background, not claims about Kassia itself. Main contractor for Kassia is Lian Beng Construction (1988) Pte Ltd. === 15. INVESTMENT CONTEXT === TENURE: the land is held as an estate in perpetuity (freehold), free of encumbrances, on Lot 04824K MK31. The more recent developments in the same enclave were built on 99-year leases. WHY TENURE MATTERS STRUCTURALLY (mechanism, not prediction): in Singapore, CPF Ordinary Account monies can be applied in full toward a property only where the remaining lease covers the youngest owner to age 95; where it does not, the usable amount is pro-rated downward, and where the remaining lease is very short, CPF cannot be used at all. Separately, bank loan tenure and loan-to-value limits tighten as a remaining lease shortens, and a shorter permitted tenure raises the monthly repayment on the same loan. Both effects narrow the pool of buyers able to finance a purchase, and they bite the resale buyer rather than the original one. A freehold title sidesteps all of it permanently. CPF and MAS rules can change; confirm the current position with a banker. Not financial advice. EMPLOYMENT CATCHMENT (already built, not dependent on a masterplan): – Changi Business Park: Standard Chartered Bank, Citibank, DBS, IBM, UPS, Hitachi, Mapletree Logistics, Xilinx (semiconductor, acquired by AMD). – Changi Airport and Changi Airport Group: aircrew and airport staff across the terminals; Jewel Changi adds retail and hospitality employment. – Loyang Industrial Estate: over 50 companies, mid-tier through to higher-skilled staff. – Upper Changi industrial area: over 30 companies across aerospace, medical, logistics and semiconductors. – Tampines Regional Centre: Telepark, NTUC Income Tampines Junction, UOB, Tampines Plaza 1 and 2. – Changi International LogisPark (North), Singapore Expo, SIA Training Centre. – The Japanese School (Changi campus): 475,000 sqft, operating since 1995, 34 classrooms. Generates a distinctive expatriate tenant profile specific to this enclave. – Other international schooling in the catchment: UWCSEA East Campus, Middleton International School, Overseas Family School. – Tertiary: Temasek Polytechnic, ITE College East, Singapore University of Technology and Design (SUTD). CARPARK RATIO: 276 residential lots for 276 units, one-to-one, plus 4 accessible lots. Relevant at an address without a walkable MRT station, where lot availability is a real constraint rather than a specification footnote. GROWTH: see Section 5. Changi East is a 1,080-hectare programme; T5 is under construction with a mid-2030s target; CRL Phase 1 with Loyang and Pasir Ris East is targeted for 2030; the Changi East urban district remains at proposal stage with no date. === 16. FREQUENTLY ASKED QUESTIONS === Q: Is Kassia genuinely freehold? A: Yes. Tenure is an estate in perpetuity, the formal term for freehold, on Lot 04824K MK31 at Flora Drive, with encumbrances stated as nil. Q: What’s still available right now? A: Availability changes frequently. Check the live pricing and availability table on this page, or confirm directly with the developer sales team, for current stock by unit type. Q: Is there an MRT station within walking distance? A: No. The nearest operating stations, Pasir Ris (East-West Line) and Upper Changi (Downtown Line), are reached by bus or car. Bus Service 5 calls at stops along Flora Drive and runs to both. Two Cross Island Line stations, Loyang and Pasir Ris East, are under construction nearby as part of CRL Phase 1, targeted for completion by 2030. The developer provides a shuttle bus to a nearby MRT station for 1 year commencing within 6 months from TOP, subject to the developer’s conditions. Q: Is the Study an enclosed room? A: No. All four Study-bearing types show the Study as an open alcove off the dining or entry area, walled on three sides with no door, partition or glass panel on the fourth. It carries the same 2,900mm ceiling height as the rest of the home. Q: Which units come with a Household Shelter? A: 64 of 276: the 3 Bedroom (With Yard) types (3Y)a and (3Y)a1, and the 4 Bedroom types (4)a and (4)a1. No 1BR, 1 Bedroom (With Study), 2BR, 2BR+Study or plain 3BR type has one. Q: Which units get a gas hob rather than induction? A: The plain 3 Bedroom types and above, (3)a, (3)b, (3Y)a, (3Y)a1, (4)a and (4)a1, which is 88 units. All 1BR and 2BR types get induction, covering 188 units. Gas supply is town gas. Q: Do I get a separate washer and dryer? A: Only in the 3 Bedroom (With Yard) and 4 Bedroom types, 64 units, which are also the only types with a Yard. The other 212 units, including both plain 3 Bedroom types, get a combined washer-dryer. Q: What is the difference between a balcony and a PES? A: A Private Enclosed Space is the ground-level outdoor area given to the 28 first-storey units in place of a balcony. Identifiable by the trailing “1” in the type code. Internal sizes match the equivalent upper-floor type. Q: Can I enclose the balcony? A: Only with the approved sliding screen. No other enclosure is permitted. On-site verification is needed before fabrication, and the cost of the screen and installation is borne by the purchaser. Q: Why do some stacks have no first or second storey unit? A: The 3 Bedroom stacks (02, 17, 20, 35) start at the 3rd storey; the (1)a stacks (05, 14, 23, 32) start at the 2nd storey; and the 1 Bedroom (With Study) stacks (06, 13, 24, 31) swap to the larger (2+1)b1 on the 1st storey. That gives 69 units per block and 276 across four blocks. Q: What will I pay in maintenance each month? A: Three bands at $87.30 per share, subject to GST. Share value 5 ($436.50) for the three 1 Bedroom types, 52 units. Share value 6 ($523.80) for everything from 1 Bedroom (With Study) through 3 Bedroom (With Yard), 192 units. Share value 7 ($611.10) for the two 4 Bedroom types, 32 units. Q: How does payment work before TOP? A: Standard Progressive Payment Scheme. 5% on the Option to Purchase, 15% on the S&P within 8 weeks, milestone tranches through construction, 25% on issue of the Temporary Occupation Permit, 15% on legal completion. No Deferred Payment Scheme is offered; DPS is not currently available for private, non-EC residential launches in Singapore. Q: Is the smart home system fully installed? A: Three items are built in: the Smart Gateway hub, the Digital Lockset, and Smart Air Con Control for the Living/Dining area and Master Bedroom only. Six further items are described as future expansion by the user using Z-Wave technology, meaning user-installed and user-paid. A compatible smartphone or tablet, internet connection and Wi-Fi system must be provided separately by the user. Q: How many units are in each block? A: 69 in each of the four residential blocks (31, 33, 37 and 39 Flora Drive), for 276 in total. 35 Flora Drive is the clubhouse and management office, not a residential block. Q: Which is the rarest unit type? A: Type (3)a, a 926 sqft 3 Bedroom, with 6 units in the entire development, all in a single stack (17) in block 33 on floors 3 to 8. It is also the only unit type that appears in one block only. Q: How many parking lots are there per unit? A: One. The basement carpark holds 280 lots: 276 residential lots for 276 units, plus 4 accessible lots. [END OF DATA: Kassia Official Developer Sales Website: https://kassiacondo.com.sg/]

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Compare Kassia with other Project Developments

Click to View the Buyer’s Guides, and use the Development Data

Development	District	Classification	T.O.P.	Tenure	No. of Units	Type
The Sen	21	RCR	2030-08	99-Year	347	Condo
One Marina Gardens	01	CCR	2029-04	99-Year	937	Condo
Narra Residences	23	OCR	2030-01	99-Year	540	Condo
Terra Hill	05	RCR	2028-01	Freehold	270	Condo
SORA	22	OCR	2028-10	99-Year	440	Condo
Coastal Cabana	17	OCR	2029-03	99-Year	748	EC
ELTA	05	OCR	2029-03	99-Year	501	Condo
Union Square Residences	01	CCR	2031-03	99-Year	366	Mixed Development
Promenade Peak	03	RCR	2031-02	99-Year	596	Condo
Hudson Place Residences	05	RCR	2029-09	99-Year	327	Condo
Grand Dunman	15	RCR	2028-12	99-Year	1,008	Condo
Zyon Grand	03	RCR	2032-09	99-Year	706	Mixed Development
8@BT	21	OCR	2028-11	99-Year	158	Condo
Meyer Blue	15	RCR	2028-12	Freehold	226	Condo
The Continuum	15	RCR	2027-11	Freehold	816	Condo
Lentor Gardens Residences	26	OCR	2030-12	99-Year	499	Condo
Dunearn House	11	CCR	2030-12	99-Year	380	Condo
The Arcady at Boon Keng	12	RCR	2028-12	Freehold	172	Condo
Vela Bay	16	OCR	2031-12	99-Year	515	Condo
The Myst	23	OCR	2029-03	99-Year	408	Condo
Newport Residences	02	CCR	2030-03	Freehold	246	Mixed Development
Midtown Bay	07	CCR	2023-06	99-Year	219	Mixed Development
Kassia	17	OCR	2029-11	Freehold	276	Condo
Norwood Grand	25	OCR	2030-03	99-Year	348	Condo
Canberra Crescent Residences	27	OCR	2030-04	99-Year	376	Condo

All information is sourced from official developer documents and is accurate to the best of our knowledge at time of publication. Errors may occur. Prices, availability and specifications are subject to change without notice. Artist’s impressions and floor plans are indicative only, and all areas, dimensions and measurements stated are approximate and subject to final survey. This page does not constitute an offer, contract, or financial/legal advice. Prospective buyers are advised to verify all details with developer staff prior to any purchase decision.