Side-by-Side Comparison
| Metric | District 5 — Clementi/West Coast | District 21 — Upper Bukit Timah/Cashew |
|---|---|---|
| Condo Count | 137 | 117 |
| Avg PSF | $1,578 psf | $1,625 psf |
| Median Price | $2,026,830 | $2,129,071 |
| Transaction Volume | 14,632 | 5,592 |
| Avg Walkability | 45.1/100 | 41.5/100 |
| Avg Investment Score | 57.6/100 | 45.8/100 |
| Avg TOP Year | 2006 | 2004 |
| Avg Gross Yield | 2.0% | 2.4% |
Price Analysis
District 5 — Clementi/West Coast is the more affordable option, with an average PSF that is $47 psf (2.9%) lower than District 21 — Upper Bukit Timah/Cashew.
In terms of median transaction price, District 5 — Clementi/West Coast also offers a lower entry point at $2,026,830 compared to $2,129,071.
Lifestyle & Accessibility
District 5 — Clementi/West Coast scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 5 — Clementi/West Coast wins on price. District 5 — Clementi/West Coast wins on walkability. District 5 — Clementi/West Coast wins on investment score. District 21 — Upper Bukit Timah/Cashew wins on rental yield.
Investment Potential
District 5 — Clementi/West Coast has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 21 — Upper Bukit Timah/Cashew delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 5 — Clementi/West Coast
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | $1,829 psf | 5,780 | 156 | Freehold |
| NORMANTON PARK | $1,865 psf | 1,396 | 1,840 | 99 yrs lease commencing from 2019 |
| PARC CLEMATIS | $1,883 psf | 1,382 | 1,450 | 99 yrs lease commencing from 2019 |
| ELTA | $2,557 psf | 376 | 501 | 99 yrs lease commencing from 2024 |
| FABER RESIDENCE | $2,155 psf | 369 | 399 | 99 yrs lease commencing from 2025 |
Top 5 Condos in District 21 — Upper Bukit Timah/Cashew
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | $2,494 psf | 722 | 892 | 99 yrs lease commencing from 2021 |
| NAVA GROVE | $2,487 psf | 532 | 552 | 99 yrs lease commencing from 2024 |
| PINETREE HILL | $2,485 psf | 516 | 520 | 99 yrs lease commencing from 2022 |
| KI RESIDENCES AT BROOKVALE | $1,953 psf | 477 | 660 | 999 yrs lease commencing from 1885 |
| FORETT@BUKIT TIMAH | $2,128 psf | 354 | 633 | Freehold |
Final Verdict
District 5 — Clementi/West Coast
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,578 psf)
- Better walkability score (45.1/100)
- Higher average investment score (57.6)
- More condos to choose from (137 developments)
- Newer average stock (avg TOP 2006)
✗ Considerations
- Lower gross rental yield (2.0%)
District 21 — Upper Bukit Timah/Cashew
Pros & Cons
✓ Strengths
- Higher gross rental yield (2.4%)
✗ Considerations
- Higher average PSF ($1,625 psf)
- Lower walkability score (41.5/100)
- Lower average investment score (45.8)
- Fewer condos available (117 developments)
- Older average stock (avg TOP 2004)
Frequently Asked Questions
Which is more affordable, District 5 — Clementi/West Coast or District 21 — Upper Bukit Timah/Cashew?
Is District 5 — Clementi/West Coast or District 21 — Upper Bukit Timah/Cashew better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.