How Much Does It Cost To Live In Raffles Park in 2025

Nov 2

Street Overview

My research began just next door, at Eng Neo Avenue — a quiet loop that feels almost untouched by time. Viewed through Google Street View, its images still date back to 2013: a single carriageway framed by tall hedges and mature trees, with three homes perched slightly above the rest. Much of its stillness can be traced to its past — many of the houses here are colonial black-and-white bungalows owned by the Singapore Land Authority, preserved largely as they are and have been for decades. The result is a street that feels frozen, almost archival, where time moves slowly by design.

A short turn away lies Raffles Park, and the contrast is immediate. The roads narrow, the tree canopies close in, and behind every gate stands a home that feels distinctly modern. Cassia Drive, Oriole Crescent, and Ash Grove form a network of compact, tree-lined roads where privacy and presence coexist — where you might catch a glimpse of your neighbour’s lights through the foliage, yet still sense the quiet assurance of an established landed enclave.

While Eng Neo Ave might not be the most exciting GCB area I’ve come across, the same cannot be said of it’s neighbouring GCBA in the form of Raffles Park.

Raffles Park GCBA is comprised of Oriole Crescent, Sunset Ave, Cassia Drive and Ash Grove and here’s what the houses in the area look like.

Past Transactions

Over the past few years, Raffles Park has seen higher level of activity for a Good Class Bungalow area.

While most enclaves record only a handful of sales, this pocket has traded consistently across the years. For buyers hoping to enter the GCB market, this is one of the few places where opportunities still appear with some regularity.

   Date Street Type Land (sqft) PSF Price (S$) 
  24 Sep 2024 Oriole Crescent (**) Detached House 12,681 1,577 20,000,000 
 25 Aug 2023 Cassia Drive (**) Detached House 11,671 2,285 25,300,000 
 10 Oct 2022 Oriole Crescent (**) Detached House 8,511 2,761 23,500,000 
 17 Aug 2022 Oriole Crescent (**) Detached House 10,947 1,979 21,670,000 
 11 Apr 2022 Cassia Drive (**) Detached House 9,573 2,070 19,820,000 
 11 Apr 2022 Ash Grove (**) Detached House 9,885 2,529 25,000,000 
 08 Jan 2022 Cassia Drive (**) Detached House 9,373 1,730 16,200,000 
 23 Jul 2021 Cassia Drive (**) Detached House 9,375 1,963 18,390,000 
 16 Jun 2021 Cassia Drive (**) Detached House 10,298 1,730 17,790,000 
 07 Oct 2021 Oriole Crescent (**) Detached House 10,170 1,649 16,788,888 
  

Cost Breakdown

Most plots in Raffles Park sit between 10,000 and 15,000 sqft, smaller than the archetypal Good Class Bungalow but still comfortably within the zoning boundary. Based on recent transactions and current asking levels, land values span from S$1,577 psf to about S$3,000 psf, as shown below:

   Plot Size Low (S$ @ 1,577 psf) Mid (S$ @ 2,761 psf) High (S$ @ 3,000 psf) 
000 sqft (Entry) 15.8 M 27.6 M 30.0 M 
500 sqft (Intermediate) 19.7 M 34.5 M 37.5 M 
000 sqft (Prestige) 23.7 M 41.4 M 45.0 M 
  

Financing Breakdown

Financing estimates assume 2 % interest, 75 % LTV, and a 30-year tenure.

   Tier Purchase Price (S$) Loan Amount (75 %) Monthly Repayment (Est.) 
  Entry (10 000 sqft) 30 M 22.5 M ≈ 83 000 / month 
 Intermediate (12 500 sqft) 37.5 M 28.1 M ≈ 104 000 / month 
 Prestige (15 000 sqft) 45 M 33.8 M ≈ 125 000 / month 
  

So, how much does it cost to live in Raffles Park?

At today’s levels, a typical 10,000-sqft plot sits between S$15.8 million and S$30 million, with asking prices now edging toward S$3,000 psf.

Raffles Park is no Bin Tong, and it isn’t Camden or Chee Hoon either. Land here is tighter, designed for efficient use; you can sometimes see into your neighbour’s home. Yet that very proximity gives the area a kind of warmth. A lived-in rhythm that feels like a community rather than a collection of estates.

With the coming redevelopment of the former Turf City, that appeal will only deepen. More amenities, improved access, and a new pulse of life will soon sit just beyond these streets.