THE SPECTRUM 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 72 units and is TOP 2006.
This profile draws on 6 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 20 years from TOP, THE SPECTRUM 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 SPECTRUM 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 6 sales and 60 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SPECTRUM dashboard.
- Average sale price: $1,877,667 across 6 transactions
- Estimated gross rental yield: 2.6%
- District 5 PSF ranking: Value tier (top 88%)
- Freehold tenure · RCR · D5 · 72 units
About THE SPECTRUM
THE SPECTRUM is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by CPL HOMES PTE LTD, comprising 72 residential units, completed in 2006.
As a freehold property, THE SPECTRUM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SPECTRUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,230 psf | $980,000 |
| 3 BR | 2 | $1,226 psf | $1,505,000 |
| 4 BR | 2 | $1,194 psf | $2,044,000 |
| 5+ BR | 1 | $1,282 psf | $3,188,000 |
Sales Market Overview
THE SPECTRUM has recorded 6 sale transactions with an average transaction price of $1,877,667, ranging from $980,000 to $3,188,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,226 psf | $1,505,000 | — |
| 2022 | 2 | $1,228 psf | $1,440,000 | ↑ 0.1% |
| 2023 | 1 | $1,162 psf | $2,188,000 | ↓ 5.4% |
| 2024 | 1 | $1,282 psf | $3,188,000 | ↑ 10.4% |
THE SPECTRUM ranks in the top 88% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, THE SPECTRUM trades 40.1% below the segment benchmark.
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Rental Market Overview
THE SPECTRUM has recorded 60 rental transactions with monthly rents averaging $4,063/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 3 | $3,733/mo | $3,600/mo | $3,800/mo |
| 2 BR | 27 | $3,549/mo | $2,500/mo | $4,300/mo |
| 3 BR | 28 | $4,404/mo | $3,000/mo | $6,300/mo |
| 4 BR | 2 | $6,725/mo | $6,500/mo | $6,950/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $2,978/mo |
| 2022 | 13 | $3,625/mo |
| 2023 | 15 | $4,563/mo |
| 2024 | 6 | $4,050/mo |
| 2025 | 15 | $4,487/mo |
| 2026 | 2 | $4,900/mo |
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Investment Analysis
Based on average rents and sale prices, THE SPECTRUM delivers an estimated gross rental yield of 2.6%. 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 THE SPECTRUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SPECTRUM
- National University of Singapore
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
Nearby Schools
There are 4 schools within 2 km of THE SPECTRUM.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 1.0 km |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.7 km |
| Anglo-Chinese School (Independent) | Secondary | 2.0 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.
Boutique character. With 72 units, THE SPECTRUM 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. National University of Singapore sits about 1.01km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 6 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: THE SPECTRUM 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. 6 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 SPECTRUM?
What is the rental yield for THE SPECTRUM?
Is THE SPECTRUM freehold or leasehold?
How accessible is public transport from THE SPECTRUM?
What is the tenure of THE SPECTRUM?
How does THE SPECTRUM compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SPECTRUM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 60 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 SPECTRUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.