Caspian
Caspian is a condominium in District 22 (Boon Lay / Jurong / Tuas), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,620 psf from 15 sales.
At a glance
- District
- District 22 (Boon Lay / Jurong / Tuas)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2008, about 81 years left
- Completed
- 2012, about 14 years old
What the prices say
The median home in Caspian sold for S$2,060,000: the middle of 15 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 22 (Boon Lay / Jurong / Tuas), which sold at S$1,560 psf across 18 projects: about 4% higher. By price per square foot it ranks 9th of the 17 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,175 psf in 2021 (39 sales) and S$1,616 psf in 2026 so far (11 sales), up about 38%. The highest year in the record was 2025 at S$1,531 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,608 psf against S$1,494 psf on floors 1 to 5, about 8% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,548 psf and 1,200 to 1,499 sq ft at S$1,556 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 22 (Boon Lay / Jurong / Tuas) whose median over the last 12 months is closest to Caspian's S$1,620 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,645 psf, about the same as Caspian (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Caspian | S$1,620 psf | 15 |
| The Centris | S$1,645 psf | 20 |
| The Lakeshore | S$1,500 psf | 36 |
| The Lakefront Residences | S$1,753 psf | 17 |
What sells here
15 homes sold in the last 12 months, down from 23 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 20 of the 38 sales in the last 24 months, close to half.
None of the 38 sales in the last 24 months were first sales of new units: all 38 were resales.
The first new sale in our records was in February 2009.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$5,000 a month (160 contracts). The district's median across every contract was S$4,600, so rents here ran noticeably above it: about 9% higher.
Over the 24 months the median rent was S$4,999 (299 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$4,400 (72), 3 bedrooms S$5,200 (51) and 4 or more bedrooms S$6,650 (29). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (57 rentals and 9 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$5,300 a month against a median price of S$2,055,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
6 other projects in District 22 (Boon Lay / Jurong / Tuas) were completed within 5 years of Caspian and have a price. Their middle price was S$1,699 psf, so Caspian sold a little below projects of a similar age: about 5% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Caspian. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Caspian?
S$1,620 psf in the 12 months to August 2026, from 15 sales. For the median home that is S$2,060,000.
How many homes sold in Caspian?
15 in the last 12 months and 38 in the last 24 months, across all sale types.
What do homes in Caspian rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$5,000 a month, from 160 contracts.
What is the rental yield in Caspian?
Between 3.1% and 3.1% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Caspian?
It is a 99-year lease from 2008, which leaves about 81 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,620 psf | S$2,060,000 | 15 |
| Last 24 months | S$1,559 psf | S$1,950,000 | 38 |
| Last 5 years | S$1,380 psf | S$1,641,500 | 116 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,175 psf | 39 |
| 2022 | S$1,267 psf | 37 |
| 2023 | S$1,448 psf | 15 |
| 2024 | S$1,490 psf | 15 |
| 2025 | S$1,531 psf | 22 |
| 2026 (to August) | S$1,616 psf | 11 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,494 psf | 12 |
| Floors 6 to 10 | S$1,563 psf | 11 |
| Floors 11 to 15 | S$1,608 psf | 11 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,548 psf | 13 |
| 1,200 to 1,499 sq ft | S$1,556 psf | 20 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Caspian, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$5,000 a month | 160 |
| Last 24 months | S$4,999 a month | 299 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$4,400 a month | 72 | S$4,350 a month |
| 3 bedrooms | S$5,200 a month | 51 | S$5,200 a month |
| 4 or more bedrooms | S$6,650 a month | 29 | S$6,600 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 22 (Boon Lay / Jurong / Tuas)
- Rents for every district, by size
- Rent against price for Caspian, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Caspian, with a likely range and the recent sales behind it. Sign in is free.
Open Caspian in Condo AtlasOther condos in District 22 (Boon Lay / Jurong / Tuas)
- Ivory Heights
- J Gateway
- J'Den
- Lake Grande
- Lake Life
- Lakeside Apartments
- Lakeside Tower
- Lakeville
- Parc Oasis
- Parc Vista
- Sora
- Summerdale
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.