NEWEST is a 1-year balance leasehold development along WEST COAST DRIVE in District 5 (West Coast / Clementi), part of the OCR segment of Singapore's private residential market. The project comprises 136 units and is TOP 2017.
This profile draws on 38 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 9 years from TOP, NEWEST is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 5 (West Coast / Clementi), the immediate context for NEWEST is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 38 sales and 210 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NEWEST dashboard.
- Average sale price: $1,932,506 across 38 transactions
- Estimated gross rental yield: 2.1%
- District 5 PSF ranking: Value tier (top 89%)
- 956 yrs lease commencing from 1928 · OCR · D5 · 136 units
About NEWEST
NEWEST is a 956 yrs lease commencing from 1928 condominium, located at WEST COAST DRIVE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by OXLEY VIVA PTE LTD, comprising 136 residential units, completed in 2017.
With approximately 1 years remaining on its 99-year lease, buyers should be aware of significant financing restrictions.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NEWEST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,618 psf | $760,333 |
| 1 BR | 9 | $1,546 psf | $944,975 |
| 2 BR | 2 | $1,412 psf | $1,261,600 |
| 5+ BR | 24 | $974 psf | $2,505,260 |
Sales Market Overview
NEWEST has recorded 38 sale transactions with an average transaction price of $1,932,506, ranging from $745,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $928 psf | $2,093,681 | — |
| 2022 | 11 | $1,154 psf | $1,903,959 | ↑ 24.4% |
| 2023 | 7 | $1,079 psf | $2,328,571 | ↓ 6.5% |
| 2024 | 6 | $1,398 psf | $1,587,948 | ↑ 29.6% |
| 2025 | 7 | $1,315 psf | $1,871,571 | ↓ 6.0% |
| 2026 | 1 | $1,576 psf | $1,000,888 | ↑ 19.8% |
NEWEST ranks in the top 89% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, NEWEST trades 23.6% below the segment benchmark.
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Rental Market Overview
NEWEST has recorded 210 rental transactions with monthly rents averaging $3,364/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 95 | $2,619/mo | $1,900/mo | $3,400/mo |
| 2 BR | 78 | $3,147/mo | $2,100/mo | $4,500/mo |
| 3 BR | 2 | $4,700/mo | $4,600/mo | $4,800/mo |
| 4 BR | 35 | $5,790/mo | $3,800/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $2,509/mo |
| 2022 | 41 | $3,052/mo |
| 2023 | 46 | $4,054/mo |
| 2024 | 23 | $3,174/mo |
| 2025 | 45 | $3,897/mo |
| 2026 | 6 | $3,900/mo |
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Investment Analysis
Based on average rents and sale prices, NEWEST delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows NEWEST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NEWEST
- Clementi MRT
- Qifa Primary School
- Clementi Town Secondary School
- Nan Hua Primary School
Nearby MRT Stations
NEWEST is 870m from Clementi MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Clementi | EW23 | East-West Line | 870m |
Nearby Schools
There are 7 schools within 2 km of NEWEST, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Qifa Primary School | Primary | 610m |
| Clementi Town Secondary School | Secondary | 640m |
| Nan Hua Primary School | Primary | 690m |
| One World International School (Nanyang) | International | 750m |
| Clementi Primary School | Primary | 900m |
| Nan Hua High School | Secondary | 960m |
| Pei Tong Primary School | Primary | 1.4 km |
School-belt proximity. Qifa Primary School sits about 0.61km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.87km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 1 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: NEWEST sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 38 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for NEWEST?
What is the rental yield for NEWEST?
Is NEWEST freehold or leasehold?
How far is the nearest MRT from NEWEST?
What is the tenure of NEWEST?
How does NEWEST compare to other projects in the district?
What stamp duty applies for a foreign buyer of NEWEST?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 38 transactions analysed
- Rental data: 210 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for NEWEST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.