STARPOINT is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 1 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 5 (West Coast / Clementi), the immediate context for STARPOINT 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 1 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STARPOINT dashboard.
- Average sale price: $4,000,000 across 1 transactions
- Estimated gross rental yield: 1.3%
- District 5 PSF ranking: Value tier (top 93%)
- Freehold tenure · RCR · D5
About STARPOINT
STARPOINT is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region).
As a freehold property, STARPOINT does not face lease decay concerns.
Sales Market Overview
STARPOINT has recorded 1 sale transactions with an average transaction price of $4,000,000, ranging from $4,000,000 to $4,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,090 psf | $4,000,000 | — |
STARPOINT ranks in the top 93% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, STARPOINT trades 46.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
STARPOINT has recorded 5 rental transactions with monthly rents averaging $4,405/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 5+ BR | 5 | $4,405/mo | $2,825/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $4,800/mo |
| 2022 | 3 | $3,742/mo |
| 2024 | 1 | $6,000/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, STARPOINT delivers an estimated gross rental yield of 1.3%. 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 STARPOINT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STARPOINT
- Haw Par Villa MRT
- Kent Ridge MRT
- National University of Singapore
- Dulwich College (Singapore)
- Kent Ridge Secondary School
Nearby MRT Stations
STARPOINT is 850m from Haw Par Villa MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 850m |
| Kent Ridge | CC24 | Circle Line | 990m |
Nearby Schools
There are 5 schools within 2 km of STARPOINT, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 910m |
| Dulwich College (Singapore) | International | 1.4 km |
| Kent Ridge Secondary School | Secondary | 1.8 km |
| Dover Court International School | International | 1.9 km |
| United World College of South East Asia (Dover) | International | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
School-belt proximity. National University of Singapore sits about 0.91km 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 0.85km 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.
Thin transaction history. With only 1 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: STARPOINT 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. 1 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 STARPOINT?
What is the rental yield for STARPOINT?
Is STARPOINT freehold or leasehold?
How far is the nearest MRT from STARPOINT?
What is the tenure of STARPOINT?
How does STARPOINT compare to other projects in the district?
What stamp duty applies for a foreign buyer of STARPOINT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 5 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 STARPOINT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.