THE CLEMENTVALE is a 70-year balance leasehold development along MAS KUNING TERRACE in District 5 (West Coast / Clementi), part of the OCR segment of Singapore's private residential market. The project comprises 42 units and is TOP 2002.
This profile draws on 8 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 24 years from TOP, THE CLEMENTVALE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 5 (West Coast / Clementi), the immediate context for THE CLEMENTVALE 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 8 sales and 3 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CLEMENTVALE dashboard.
- Average sale price: $2,316,250 across 8 transactions
- Estimated gross rental yield: 3.8%
- District 5 PSF ranking: Value tier (top 84%)
- 99 yrs lease commencing from 1997 · OCR · D5 · 42 units
About THE CLEMENTVALE
THE CLEMENTVALE is a 99 yrs lease commencing from 1997 condominium, located at MAS KUNING TERRACE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by WESTGARDEN DEVELOPMENT PTE LTD, comprising 42 residential units, completed in 2002.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE CLEMENTVALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $1,486 psf | $2,400,000 |
| 5+ BR | 4 | $1,057 psf | $2,232,500 |
Sales Market Overview
THE CLEMENTVALE has recorded 8 sale transactions with an average transaction price of $2,316,250, ranging from $1,950,000 to $2,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,084 psf | $2,020,000 | — |
| 2024 | 2 | $1,494 psf | $2,790,000 | ↑ 37.8% |
| 2025 | 1 | $1,765 psf | $2,850,000 | ↑ 18.2% |
THE CLEMENTVALE ranks in the top 84% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, THE CLEMENTVALE trades 17.9% below the segment benchmark.
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Rental Market Overview
THE CLEMENTVALE has recorded 3 rental transactions with monthly rents averaging $7,300/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3 | $7,300/mo | $6,800/mo | $8,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 1 | $6,800/mo |
| 2025 | 2 | $7,550/mo |
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Investment Analysis
Based on average rents and sale prices, THE CLEMENTVALE delivers an estimated gross rental yield of 3.8%. This is above the Singapore-wide benchmark of approximately 3%.
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 THE CLEMENTVALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CLEMENTVALE
- Clementi MRT
- Clementi Town Secondary School
- NUS High School of Mathematics and Science
- Clementi Primary School
Nearby MRT Stations
THE CLEMENTVALE is 850m from Clementi MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Clementi | EW23 | East-West Line | 850m |
Nearby Schools
There are 13 schools within 2 km of THE CLEMENTVALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | Secondary | 820m |
| NUS High School of Mathematics and Science | Jc | 940m |
| Clementi Primary School | Primary | 950m |
| Kent Ridge Secondary School | Secondary | 970m |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Pei Tong Primary School | Primary | 1.4 km |
| Singapore Polytechnic | Tertiary | 1.6 km |
| Nan Hua Primary School | Primary | 1.6 km |
| Qifa Primary School | Primary | 1.7 km |
| One World International School (Nanyang) | International | 1.8 km |
| National University of Singapore | Tertiary | 1.8 km |
| United World College of South East Asia (Dover) | International | 1.9 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 42 units, THE CLEMENTVALE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Clementi Town Secondary School sits about 0.82km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Lease tenor below 75 years. With roughly 70 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.
Thin transaction history. With only 8 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": "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: THE CLEMENTVALE 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. 8 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 THE CLEMENTVALE?
What is the rental yield for THE CLEMENTVALE?
Is THE CLEMENTVALE freehold or leasehold?
How far is the nearest MRT from THE CLEMENTVALE?
What is the tenure of THE CLEMENTVALE?
How does THE CLEMENTVALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE CLEMENTVALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions analysed
- Rental data: 3 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 THE CLEMENTVALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.