THE STELLAR is a freehold development along WEST COAST ROAD in District 5 (West Coast / Clementi), part of the OCR segment of Singapore's private residential market. The project comprises 162 units and is TOP 2008.
This profile draws on 22 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 18 years from TOP, THE STELLAR 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 STELLAR 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 22 sales and 173 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE STELLAR dashboard.
- Average sale price: $2,254,313 across 22 transactions
- Estimated gross rental yield: 2.8%
- District 5 PSF ranking: Mid-range (top 54%)
- Freehold tenure · OCR · D5 · 162 units
About THE STELLAR
THE STELLAR is a freehold condominium, located at WEST COAST ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by FIRST BEDOK LAND PTE LTD, comprising 162 residential units, completed in 2008.
As a freehold property, THE STELLAR does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE STELLAR:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $1,543 psf | $1,940,000 |
| 4 BR | 9 | $1,547 psf | $2,336,654 |
| 5+ BR | 4 | $1,286 psf | $2,776,250 |
Sales Market Overview
THE STELLAR has recorded 22 sale transactions with an average transaction price of $2,254,313, ranging from $1,480,000 to $3,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,328 psf | $1,764,500 | — |
| 2022 | 5 | $1,420 psf | $2,135,000 | ↑ 6.9% |
| 2023 | 3 | $1,495 psf | $2,345,000 | ↑ 5.2% |
| 2024 | 5 | $1,566 psf | $2,505,778 | ↑ 4.8% |
| 2025 | 3 | $1,589 psf | $2,639,333 | ↑ 1.4% |
| 2026 | 2 | $1,728 psf | $2,190,000 | ↑ 8.7% |
THE STELLAR ranks in the top 54% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, THE STELLAR trades 3.4% below the segment benchmark.
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Rental Market Overview
THE STELLAR has recorded 173 rental transactions with monthly rents averaging $5,344/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 6 | $5,450/mo | $5,000/mo | $5,700/mo |
| 3 BR | 161 | $5,248/mo | $3,000/mo | $9,700/mo |
| 4 BR | 6 | $7,808/mo | $7,500/mo | $8,250/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $4,264/mo |
| 2022 | 37 | $4,862/mo |
| 2023 | 34 | $6,076/mo |
| 2024 | 28 | $5,859/mo |
| 2025 | 35 | $5,796/mo |
| 2026 | 3 | $5,858/mo |
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Investment Analysis
Based on average rents and sale prices, THE STELLAR delivers an estimated gross rental yield of 2.8%. 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 STELLAR (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE STELLAR
- National University of Singapore
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
Nearby Schools
There are 5 schools within 2 km of THE STELLAR.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 1.0 km |
| Kent Ridge Secondary School | Secondary | 1.2 km |
| NUS High School of Mathematics and Science | Jc | 1.6 km |
| Anglo-Chinese School (Independent) | Secondary | 1.9 km |
| United World College of South East Asia (Dover) | International | 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.
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.
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.
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.
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 STELLAR 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. 22 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 STELLAR?
What is the rental yield for THE STELLAR?
Is THE STELLAR freehold or leasehold?
How accessible is public transport from THE STELLAR?
What is the tenure of THE STELLAR?
How does THE STELLAR compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE STELLAR?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions analysed
- Rental data: 173 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 STELLAR
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.