Click Here for Enlarged Kassia Site Plan

Kassia Project Info: Freehold Condominium at 31 to 39 Flora Drive, District 17

Kassia is a 276-unit freehold condominium at 31, 33, 35, 37 and 39 Flora Drive, in the Pasir Ris planning area of District 17. It is developed by Tripartite Developers Pte. Limited, a joint venture of Hong Leong Holdings Limited, City Developments Limited and TID Pte. Ltd. The site is Lot 04824K MK31 at Flora Drive, measuring 14,013.40 sqm, or approximately 150,838.98 sqft, at a plot ratio of 1.4, and the tenure is stated as an estate in perpetuity, the formal term for freehold, with encumbrances stated as nil. Gross floor area is 21,580.63 sqm, of which 1,961.87 sqm is balcony area.

The development comprises four blocks of eight storeys over a single basement carpark, each block holding exactly 69 homes for a total of 276. Those 276 are drawn as 19 named layouts, which reduce to 12 base layouts once the seven first-storey variants are set aside, and group into seven bedroom bands. Building plan approval was granted under reference A1369-04139-2018-BP01 on 20 July 2023, with a second submission, A1369-04139-2018-BP02, approved on 29 January 2024. The fifth address on the site, 35 Flora Drive, is the three-storey Grand Clubhouse and management office rather than a residential block. Unit sizes run from a 44 sqm (474 sqft) 1 Bedroom to a 125 sqm (1,345 sqft) 4 Bedroom across seven bedroom configurations, and the basement carpark provides 280 lots, being 276 residential lots and 4 accessible lots, which is a ratio of one residential lot per home. The expected date of vacant possession is 1 November 2029 and expected legal completion is 1 November 2032. The development is certified BCA Green Mark GM2021 Gold Plus, and construction is by main contractor Lian Beng Construction (1988) Pte Ltd, with ONG&ONG Pte Ltd as project architect, Index Design Pte Ltd as interior designer and Coen Design International Pte Ltd as landscape designer. Our Buyer’s Guide to Kassia is the comprehensive reference behind everything on this page.

Kassia Condo Location Map

Click Here for Enlarged Kassia Condo Location Map

The Flora Drive enclave, covered in full on the Kassia location highlights page, 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. That is worth stating plainly: this is a car and bus address today rather than a walk-to-the-train one. The nearest operating stations are Pasir Ris on the East-West Line and Upper Changi on the Downtown Line, and Bus Service 5 calls at a pair of stops on Flora Drive itself. Two Cross Island Line stations, Loyang and Pasir Ris East, are under construction nearby on a phase the Land Transport Authority targets for 2030, at which point Pasir Ris becomes an interchange between the two lines.

Kassia Facilities

The site plan numbers 36 separate facility items across 150,838.98 sqft of land holding only 276 homes, which is a generous ratio of ground to residents. The anchor is the Grand Clubhouse, and the two pools sit at opposite ends of the grounds so that a lap swimmer and a family with young children are not competing for the same water.

Grand Clubhouse (three storeys, 35 Flora Drive) holds the Arrival Plaza, Foliage Decks, a Cascading Water Feature and the management office at basement level; two Multi-Purpose Rooms, the Gym, the Lantern Pavilion, the Lantern Pond, male and female toilet and changing rooms and an accessible toilet on the first storey; and a View Deck, a Sky Leisure Walk open to the sky and a Pavilion with BBQ Pit on the second storey. The two Multi-Purpose Rooms and the second-storey pavilion are the enclosed, bookable spaces on the site.

50m Lap Pool sits in the gap between blocks 33 and 37 on the outer, boundary side of the site, with a water surfacing area of approximately 414 sqm. Alongside it run a Sun Deck, a Forest Spa Pod, two Water Hammocks and a Poolside Pavilion, with the Children Aqua Play Area and its water play equipment and aqua slide at the far end.

Leisure Pool is the smaller of the two at approximately 250 sqm of water surfacing area, and it sits in the gap between blocks 37 and 39 on the inner, Flora Drive side, with its own Sun Deck, an Aqua Deck, two Hammock Lawns and an Island Pavilion.

Green and quiet spaces take in the Picnic Lawn, five Urban Farming Plots, the Floating Pavilion, two Cocoon Floating Pods, a separate Floating Pod, the Lotus Pond and Waterlily Pond, a Meditation Deck, a Taichi Deck, the Pennisetum Walk and Pennisetum Deck, and the Tarenna Garden. Five allotment-scale farming plots is a real provision rather than a token planter at this project size.

Active and play facilities are the Fitness Lawn, the Outdoor Fitness Area, a Play Court open to the sky and the Children Playground, alongside the Gym on the clubhouse first storey.

Four first-storey alcoves, the Floral Alcove, Chillout Alcove, Reading Alcove and Alocasia Alcove, are landscaped sitting areas set into the planting between the blocks rather than enclosed rooms. The Floral and Chillout Alcoves sit near the arrival end of the site between blocks 31 and 33, and the Reading and Alocasia Alcoves at the far end near blocks 37 and 39.

Arrival, access and services comprise the Arrival Court, Pedestrian Entry, Pedestrian Side Gate, Guardhouse and Bicycle Parking Area at ground level, with the generator, bin centre, substation and management office in the basement, ventilation shafts throughout and water tanks at roof level.

Kassia Fittings, Appliances and Finishes

Spacious Interiors at Kassia

Kitchen Provision by Unit Type: Induction Below 3 Bedroom, Gas Above

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 a buyer would expect from the bedroom count alone. Every unit, at every tier, carries a solid surface countertop, a tiled backsplash, a stainless steel sink and mixer, a cooker hood, a built-in convection oven and a free standing refrigerator.

1 Bedroom and 1 Bedroom (With Study) (80 units) receive a kitchen cabinet run of 2,200 to 2,600mm with high and low level cabinets, an induction hob and a combined washer cum dryer.

2 Bedroom and 2 Bedroom (With Study) (108 units) receive a 2,600mm cabinet run with high and low level cabinets, an induction hob and a combined washer cum dryer.

3 Bedroom (24 units) steps up to a 3,200 to 4,060mm cabinet run with high and low level cabinets and a gas hob supplied with town gas, though the laundry provision is still a combined washer cum dryer.

3 Bedroom (With Yard) and 4 Bedroom (64 units) receive a 3,890 to 5,400mm cabinet run with high, low and full-height cabinets, a gas hob, and a separate washer and separate dryer rather than one combined machine. These 64 units are also the only ones at Kassia with a Yard, a separate WC and a Household Shelter.

In short, 188 units are on induction and 88 on gas, while 212 units have a combined washer-dryer and only 64 have separate machines. If a flame or a full laundry set-up matters to you, those are the thresholds to check against your shortlisted type on the Kassia floor plans.

Luxurious Fittings at Kassia

Flooring, Wall Finishes and Wardrobes

Living and dining areas are finished in porcelain tiles with matching skirting, with walls and ceilings in paint finish. Bedrooms are finished in engineered timber with matching skirting. Bathrooms, the separate WC where provided, balconies, Private Enclosed Spaces and Household Shelters are all in porcelain tiles.

The kitchen finish is the one genuine variation, and it does not track unit size. Types (1)a, (1)b, (1)b1, (1+1)a, (2)a, (2)a1, (2+1)a and (2+1)a1, being 144 units, 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, (2)c1, (2+1)b1, (3)a, (3)b, (3Y)a, (3Y)a1, (4)a and (4)a1, being 132 units, receive porcelain tiling to the kitchen floor, the backsplash wall and the general walls. This is a specified difference in the building schedule rather than an upgrade option, and it is best read as a list to check against a specific type rather than a rule with an obvious logic behind it.

Wardrobes are provided at approximately 1,500mm in the Master Bedroom and approximately 1,200mm in other bedrooms, as cabinets with sliding doors in laminate finish and internals in melamine finish.

Ceiling Heights at Kassia: 2,900mm in Every Habitable Room, in Every Unit Type

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.

Kassia Smart Home System

Kassia Smart Home System Features

Three items are fitted as standard in every unit and are controlled through a mobile application: a Smart Gateway, the standalone hub that accesses and controls Z-Wave compatible devices in the home; a Digital Lockset on the main door, unlockable by PIN, key or app; and Smart Air Con Control, which sets and checks the temperature in the Living and Dining area and the Master Bedroom. The scope of that last item is worth noting, since it covers two zones rather than the whole home.

Six further features are described as future expansion by the user using compatible Z-Wave technology, meaning they are user-installed and user-funded rather than provided equipment: smart air conditioning control extended to the other bedrooms, a home security camera, smart power plugs for touch-free control of wall sockets, smart lighting control, smart control of digital-enabled home appliances, and smart curtain and blind control for smart-wired window shades. A compatible smartphone or tablet, an internet connection and a Wi-Fi system are all to be provided separately by the user.

Green Mark, Refuse, Security and Carpark

Kassia is certified BCA Green Mark GM2021 Gold Plus, awarded under the current and more demanding version of the scheme.

Refuse is served by common general waste and recyclable 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, and conveyance and collection are carried out by an automated pneumatic waste conveyance system running to the bin centre in the basement. In practice, waste travels through sealed pipes to a central collection point rather than being wheeled out floor by floor, which is a notable inclusion at this project size.

Every residential unit is provided with an audio telephony system built around Visitor Call Panels installed outside the common lift lobbies at the first storey. The panel connects to the purchaser’s own registered telephony device, a handset or tablet with call function, allowing communication between the resident and a visitor at the panel, and between a visitor at the panel and the guard house. All residential units are provided with access cards.

The basement carpark holds 280 lots, being 276 residential lots and 4 accessible lots, controlled by an automatic car barrier with an Electronic Parking System, with a bicycle parking area at ground level. At one residential lot per home, parking is not balloted or rationed here, which carries more weight at an address that remains car-dependent until the Cross Island Line opens.

Kassia Unit Distribution Chart

Click Here for Enlarged Kassia Unit Distribution Chart

All four blocks share the same nine-stack footprint, set out on the site plan as an outer row of five stacks along the site boundary and an inner row of four along the internal landscaped spine. 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 marked as standard. What any individual stack looks out on is a question the site plan and the stacking chart answer together, and the sales team can work through a specific unit number with both in front of you at the showflat.

Three stacks per block do not run the full height of the building, and this is visible on the chart as shorter columns rather than being a misprint. The 3 Bedroom stacks, numbers 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 Private Enclosed Space version of either 3 Bedroom plan. The (1)a stacks, numbers 05, 14, 23 and 32, begin at the second storey, so those positions have no first-storey unit either. And the 1 Bedroom (With Study) stacks, numbers 06, 13, 24 and 31, change type partway down rather than up: they run (1+1)a from the second storey to the eighth, but the first-storey position in each is occupied instead by type (2+1)b1, a larger 775 sqft 2 Bedroom (With Study) with a Private Enclosed Space, of which only four exist in the whole development.

Twenty-eight units, seven per block, sit on the first storey and receive a Private Enclosed Space at ground level in place of a balcony. They are identifiable by the trailing “1” in the type code, and in every case the internal size matches the equivalent upper-floor type, with only the outdoor space differing. Neither a balcony nor a PES may be enclosed except with the approved screen shown in the developer’s brochure, a sliding screen fitted within the opening. On-site measurement is required before it is fabricated and installed, and the cost of both the screen and its installation is borne by the purchaser.

Areas stated above are strata areas as drawn on the approved plans, and the plans are explicit about what sits inside that figure and what does not. Every plan legend marks three items as non-strata area: the reinforced concrete ledge, the services void space and the rainwater downpipe shaft space. The air-conditioner ledge carries no such marking and is therefore inside the quoted area. That matters for any per square foot comparison, because a size that includes the air-conditioner ledge is the larger of the two possible measures, so a psf figure computed from it reads lower than the same internal space would read if quoted on a basis that excludes the ledge. Comparing on internal room dimensions rather than on a headline psf is the sounder approach in either direction, and the Kassia floor plans set those out type by type.

By bedroom category that gives 52 one-bedroom homes, 28 one-bedroom-plus-study, 72 two-bedroom, 36 two-bedroom-plus-study, 24 three-bedroom, 32 three-bedroom-with-yard and 32 four-bedroom. Several types therefore exist in very small numbers, and eight of the nineteen are first-storey layouts numbering four units or fewer.

Block 33 is the odd block out, and it is worth knowing before shortlisting. Blocks 31, 37 and 39 are built to one composition, running a (1)b at each end and a (3)b in the middle of the row. Block 33 substitutes a (2)c at each end and a (3)a in the middle, which makes it the only block containing any of those three types. Type (3)a, a 926 sqft 3 Bedroom in stack 17 running floors 3 to 8, has six units in the entire development; type (2)c has 14 and its first-storey counterpart (2)c1 has two, all of them in stacks 10 and 18 of this one block. If one of those three types is on your list, block 33 is the only address where it exists. Current availability by unit type is shown on the Kassia balance unit chart, and current pricing on the Kassia price chart.

Contact Us

• Make An Enquiry*
  -Book an Appointment to View ShowflatBuying ProceduresLoan AmountAdditional Buyers' Stamp Duty (ABSD)Reserve a unit with DeveloperOthers
• Name*
• Email*
• Mobile*
• Make an Appointment?*
  -I would like to make an appointmentAppointment can be later
• Message
  Do provide us with more information so we can assist better