Resale Project Scorecard
La Casa
D25 · Admiralty, Woodlands · 99-year leasehold · completed 2008 · 444 units
Grade B, 5.86 out of 10, the 9th highest score among 14 resale condos in District 25.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 77 yrs
- Resales, 12 months to Oct 2026
- 15
- To Woodlands South MRT
- 610 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
La Casa Score
- B
- Grade
- Score out of 10
- 5.86
- Highest score among 14 resale condos in District 25
- 9th
Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +2.68% — near-median performance within its 2008-era cohort (41st percentile).
The district median is 5.5/10.
Primary School Effect20%4/10
4 primary schools within 1km (nearest: Woodlands Ring Primary School at 0.07km). Moderate school access.
The district median is 4/10.
- Woodlands Ring Primary School
- Woodlands Primary School
- Innova Primary School
- Woodgrove Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
444 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%7/10
610 m from Woodlands South MRT (TE3) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%7/10
Rental yield of 3.78% — strong income return.
The district median is 7/10.
Tenure10%7/10
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
The district median is 7.5/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Woodlands Regional Centre / Northern Gateway at 1.41km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why La Casa scores 5.86
La Casa scores 5.86 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1326th of 2,350 resale condos scored in Singapore and 9th of 14 in District 25 (Admiralty, Woodlands). Its strongest factors are Project Size (8/10) and MRT Proximity (7/10); its weakest is Future Transformation (4/10).
| Factor | This condoLa Casa | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5.5/10 | −0.12 | 38% of district |
| Primary School Effect20% | 4/10 | 4/10 | ±0.00 | 8% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 15% of district |
| MRT Proximity13% | 7/10 | 7/10 | ±0.00 | 23% of district |
| Rental Yield10% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Tenure10% | 7/10 | 7.5/10 | −0.05 | 8% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 31% of district |
Medians are across the 14 scored resale projects in District 25 (Admiralty, Woodlands). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between La Casa and a median-profile project (6.06). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
La Casa Prices
By unit type at La Casa
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom980 sq ft | 980 sq ft | $930,000 to $1.07M | $1,036 psf | 6 |
| 3-bedroom1,141 sq ft | 1,141 sq ft | $1.17M to $1.30M | $1,060 psf | 7 |
| 4-bedroom1,259 sq ft | 1,259 sq ft | $1.39M | $1,106 psf | 2 |
Past transactions at La Casa
15 resales, Nov 2025 to Oct 2026 · median $1,058 psf · $930,000 to $1,395,000 · 13 of the 13 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 58 Woodlands Drive 16 | 6 | #06-17173BR · Blk 58 | 3BR | 1,195 | $1,063 | $1,270,000 | Resale |
| 9 Sep 2026 | 64 Woodlands Drive 16 | 7 | #07-31312BR · Blk 64 | 2BR | 980 | $1,060 | $1,038,000 | Resale |
| 7 Aug 2026 | 66 Woodlands Drive 16 | 11 | #11-34343BR · Blk 66 | 3BR | 1,173 | $1,108 | $1,300,000 | Resale |
| 28 Jul 2026 | 68 Woodlands Drive 16 | 12 | #12-38384BR · Blk 68 | 4BR | 1,259 | $1,104 | $1,390,000 | Resale |
| 24 Jul 2026 | 56 Woodlands Drive 16 | 1 | #01-16162BR · Blk 56 | 2BR | 980 | $1,021 | $1,000,000 | Resale |
| 20 Jul 2026 | 66 Woodlands Drive 16 | 9 | #09-36362BR · Blk 66 | 2BR | 980 | $1,058 | $1,036,800 | Resale |
| 19 Jun 2026 | 52 Woodlands Drive 16 | 3 | #03-06063BR · Blk 52 | 3BR | 1,141 | $1,052 | $1,200,000 | Resale |
| 4 May 2026 | 64 Woodlands Drive 16 | 1 | #01-31312BR · Blk 64 | 2BR | 1,087 | $989 | $1,075,000 | Resale |
| 29 Apr 2026 | 50 Woodlands Drive 16 | 4 | #04-02023BR · Blk 50 | 3BR | 1,141 | $1,060 | $1,210,000 | Resale |
| 27 Apr 2026 | 60 Woodlands Drive 16 | 5 | #05-22223BR · Blk 60 | 3BR | 1,141 | $1,025 | $1,170,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D25 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,205 psf |
| Dec 2025 | — | — | $1,266 psf |
| Jan 2026 | 1 | — | $1,164 psf |
| Feb 2026 | 1 | — | $1,155 psf |
| Mar 2026 | 1 | — | $1,292 psf |
| Apr 2026 | 3 | $1,060 psf | $1,169 psf |
| May 2026 | 1 | — | $1,207 psf |
| Jun 2026 | 1 | — | $1,326 psf |
| Jul 2026 | 3 | $1,058 psf | $1,259 psf |
| Aug 2026 | 1 | — | $1,023 psf |
| Sep 2026 | 2 | $1,062 psf | $1,234 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.4% a year, ranked 10 of 13 in D25 and 355 of 715 condos. See the most profitable condos in D25 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
La Casa Rent
- Median rent a month
- $3,600 to $4,250
- Gross yield
- 4.2%
- Rental contracts
- 39
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,600 | $3,500 to $3,750 | 4.2% | 11 |
| 3-bedroom | $4,250 | $4,080 to $4,400 | 4.2% | 28 |
Rental contracts at La Casa
39 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $3,200 to $4,450
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,400 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,400 |
| Jun 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
La Casa By stack
- Highest, stack 38
- $1,104 psf
- Lowest, stack 05
- $890 psf
- Stacks with 2+ resales
- 35
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,017 psf | 1,141 sq ft | Levels 6 to 12 | 2 |
| 02 | $1,023 psf | 1,141 sq ft | Levels 4 to 9 | 2 |
| 03 | $981 psf | 1,259 sq ft | Levels 3 to 9 | 3 |
| 04 | $1,004 psf | 1,195 sq ft | Levels 4 to 7 | 3 |
| 05 | $890 psf | 1,152 sq ft | Levels 2 to 3 | 2 |
| 06 | $989 psf | 1,141 sq ft | Levels 2 to 10 | 5 |
| 07 | $921 psf | 1,195 sq ft | Levels 3 to 12 | 3 |
| 09 | $963 psf | 1,184 sq ft | Levels 2 to 6 | 2 |
Show the other 27 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $973 psf | 1,141 sq ft | Levels 4 to 9 | 2 |
| 11 | $958 psf | 1,141 sq ft | Levels 2 to 4 | 2 |
| 12 | $890 psf | 1,184 sq ft | Levels 1 to 12 | 3 |
| 13 | $1,023 psf | 1,109 sq ft | Levels 3 to 6 | 2 |
| 14 | $1,015 psf | 1,195 sq ft | Levels 4 to 12 | 4 |
| 15 | $1,021 psf | 980 sq ft | Levels 7 to 12 | 3 |
| 16 | $1,021 psf | 872 sq ft | Levels 1 to 12 | 5 |
| 17 | $1,004 psf | 1,195 sq ft | Levels 6 to 11 | 3 |
| 18 | $915 psf | 1,259 sq ft | Levels 3 to 9 | 4 |
| 19 | $969 psf | 1,120 sq ft | Levels 2 to 4 | 2 |
| 21 | $937 psf | 1,141 sq ft | Level 4 | 2 |
| 22 | $1,025 psf | 1,141 sq ft | Levels 2 to 10 | 3 |
| 23 | $1,001 psf | 1,130 sq ft | Levels 1 to 11 | 4 |
| 24 | $985 psf | 1,184 sq ft | Levels 1 to 10 | 4 |
| 25 | $994 psf | 1,141 sq ft | Levels 6 to 10 | 2 |
| 26 | $977 psf | 1,141 sq ft | Levels 5 to 10 | 2 |
| 28 | $946 psf | 1,184 sq ft | Levels 4 to 10 | 3 |
| 29 | $993 psf | 980 sq ft | Levels 2 to 10 | 4 |
| 30 | $982 psf | 958 sq ft | Levels 3 to 12 | 4 |
| 31 | $990 psf | 980 sq ft | Levels 1 to 11 | 5 |
| 32 | $1,056 psf | 904 sq ft | Levels 2 to 10 | 3 |
| 33 | $1,021 psf | 980 sq ft | Levels 2 to 11 | 3 |
| 34 | $1,065 psf | 1,173 sq ft | Level 11 | 2 |
| 35 | $946 psf | 1,195 sq ft | Levels 2 to 11 | 4 |
| 36 | $1,040 psf | 980 sq ft | Levels 5 to 12 | 4 |
| 38 | $1,104 psf | 1,259 sq ft | Levels 1 to 12 | 3 |
| 39 | $1,017 psf | 1,141 sq ft | Levels 9 to 11 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
La Casa Notes
How these numbers are worked out
- Grade B places La Casa in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,058 psf at La Casa against $1,234 psf across District 25, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,062 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 15 resale caveats at La Casa ranged from $971 psf to $1,113 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Woodlands South MRT (TE3), 610 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at La Casa for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.