WEST SHORE RESIDENCES 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 8 units and is TOP 2014.
This profile draws on 2 recorded transactions from URA 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 12 years from TOP, WEST SHORE RESIDENCES 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 WEST SHORE RESIDENCES 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 2 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WEST SHORE RESIDENCES dashboard.
- Average sale price: $3,414,000 across 2 transactions
- Estimated gross rental yield: 2.7%
- District 5 PSF ranking: Value tier (top 98%)
- Freehold tenure · RCR · D5 · 8 units
About WEST SHORE RESIDENCES
WEST SHORE RESIDENCES 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 ACG LAND PTE LTD, comprising 8 residential units, completed in 2014.
As a freehold property, WEST SHORE RESIDENCES does not face lease decay concerns.
Sales Market Overview
WEST SHORE RESIDENCES has recorded 2 sale transactions with an average transaction price of $3,414,000, ranging from $3,228,000 to $3,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $804 psf | $3,228,000 | — |
| 2024 | 1 | $772 psf | $3,600,000 | ↓ 3.9% |
WEST SHORE RESIDENCES ranks in the top 98% of condos in District 5 by average PSF.
Compared to the RCR average of $2,049 psf, WEST SHORE RESIDENCES trades 61.5% below the segment benchmark.
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Rental Market Overview
WEST SHORE RESIDENCES has recorded 4 rental transactions with monthly rents averaging $7,650/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $7,650/mo | $6,800/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $6,800/mo |
| 2023 | 1 | $8,000/mo |
| 2024 | 1 | $7,300/mo |
| 2025 | 1 | $8,500/mo |
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Investment Analysis
Based on average rents and sale prices, WEST SHORE RESIDENCES delivers an estimated gross rental yield of 2.7%. 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 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows WEST SHORE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WEST SHORE RESIDENCES
- Haw Par Villa MRT
- Pasir Panjang MRT
- Kent Ridge MRT
- Dulwich College (Singapore)
- National University of Singapore
Nearby MRT Stations
WEST SHORE RESIDENCES is 310m from Haw Par Villa MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 310m |
| Pasir Panjang | CC26 | Circle Line | 920m |
| Kent Ridge | CC24 | Circle Line | 1.4 km |
Nearby Schools
There are 2 schools within 2 km of WEST SHORE RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.3 km |
| National University of Singapore | Tertiary | 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.
Genuine walk-to-MRT access. Haw Par Villa sits about 0.31km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 8 units, WEST SHORE RESIDENCES 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. Dulwich College (Singapore) sits about 1.30km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 2 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: WEST SHORE RESIDENCES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 2 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 WEST SHORE RESIDENCES?
What is the rental yield for WEST SHORE RESIDENCES?
Is WEST SHORE RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 2 transactions analysed
- Rental data: 4 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 WEST SHORE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 5 could add roughly 405 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing WEST SHORE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (650m away), an upgrader gap of about $2,700,000