Claremont
Overview & Key Facts
Claremont is a boutique freehold condominium tucked along Killiney Road in prime District 9, a short stroll from Orchard Road and the Somerset lifestyle belt. Developed by Allgreen Properties Ltd and completed in 2001, it comprises just 67 units across a single low-rise block — a deliberately intimate scale that stands in sharp contrast to the mega-developments that dominate the area’s new-launch pipeline.
Its positioning is unapologetically prime-district-lite: a quiet Killiney Road address, freehold tenure, and walking-distance Orchard access, but without the ultra-luxury price tag or amenity excess of nearby flagship projects. The result is a development that appeals disproportionately to owner-occupiers who want a central-region base with room to breathe, rather than the high-floor investor stock typical of the surrounding CCR cluster.
At 25 years old, Claremont has settled into its character as a mature, low-density freehold asset. Transaction volume is modest — just 13 sales in the most recent analysis window — reflecting the small unit count and the fact that owners tend to hold for the long term. That low turnover is both a feature and a caveat: it supports price stability but also thins the liquidity for anyone planning a quick exit.
Location & Connectivity
Location is where Claremont earns its freehold CCR premium. Great World MRT on the Thomson-East Coast Line sits roughly 410 metres away — a genuine 5-minute walk — and Somerset MRT on the North-South Line is about 520 metres in the other direction. Having two MRT lines within comfortable walking distance is a rare dual-line coverage for this pocket of District 9.
Fort Canning MRT (Downtown Line) and Havelock MRT (TEL) are both under a kilometre away, while Dhoby Ghaut interchange — the three-line NSL/NEL/CCL hub — is just 940 metres off. Few developments in Singapore can claim five MRT stations within a kilometre, and fewer still at freehold tenure.
For retail and F&B, residents have the full Orchard Road belt on their doorstep: Great World City is a 7-minute walk and covers everyday groceries (Cold Storage), dining, and cinema; 313@Somerset, Orchard Central, and the full Ion/Paragon/Takashimaya cluster are a short walk or one MRT stop further. Killiney Road itself is one of Singapore’s most storied F&B strips, anchored by Killiney Kopitiam and lined with independent cafes, bars, and restaurants.
For drivers, CTE access via Cairnhill is straightforward, the CBD is roughly 10 minutes off-peak, and Marina Bay 12 minutes. The main daily friction is Killiney Road itself, which can congest during peak hours given the Orchard-bound traffic.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | ~1.1 km |
| Singapore Management University | tertiary | ~1.4 km |
| Outram Secondary School | secondary | ~1.4 km |
| St. Anthony's Primary School | primary | ~1.5 km |
| Gan Eng Seng School | secondary | ~1.5 km |
| Gan Eng Seng Primary School | primary | ~1.5 km |
Facilities
Claremont’s facility set is deliberately modest — a reflection of both its 2001 vintage and its 67-unit scale. The development provides the standard essentials: a swimming pool, a small gym, a function room, BBQ area, and basic landscaping, together with sheltered carpark and 24-hour security. There is no onsen spa, no air-conditioned sports hall, no lap pool — none of the amenity theatre that defines the newer mega-launches a few streets away.
For its size, this calibration is reasonable. A 67-unit development cannot support the maintenance economics of resort-scale facilities, and attempting to do so would push monthly fees into painful territory. Residents describe the facilities as functional and uncrowded — you will almost never queue for the pool or the gym — but nobody buys Claremont for its amenity sheet.
“It’s a quiet, low-key condo. The pool is never crowded, the neighbours are mostly long-stay owners, and you’re five minutes from two MRT stations. You’re really paying for the location and the freehold, not the facilities.”
— Long-term resident, via community forums
What the development does offer, and what newer competitors at this price point cannot, is the intangible benefit of low density. With only 67 units, the lift waits are short, the carpark is never hunted, and the management committee is small enough to be responsive. For buyers who value calm over amenity checkbox counts, that trade-off is central to the Claremont proposition.
Unit Sizes & Layout
Claremont’s unit mix leans toward mid-sized family apartments, with 2- and 3-bedroom layouts forming the bulk of the stock. Typical sizes sit comfortably above the shrinking floorplates of recent launches — 2-bedders in the 900–1,100 sqft range and 3-bedders commonly above 1,300 sqft — giving owners meaningfully more breathing room than a new-build at similar or higher psf.
Stack orientation matters here: units facing Killiney Road get the traffic noise but also the morning light, while internal stacks facing the pool and the adjacent low-rise buildings are quieter and more private. The block height keeps views low- to mid-rise — there are no unobstructed skyline views — but that also means fewer overlook concerns from neighbouring high-rises.
Recent 12-month transactions show an average PSF around S$2,050 and a median price near S$2.44 million — a meaningful discount to the S$2,700–3,200 psf asked by neighbouring new launches, but close to other mature CCR freeholds. For buyers who can see past the build age, the psf gap is the core value argument.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $2,097 | $2,239,714 |
| 4 BR | 5 | $1,836 | $2,658,806 |
| 5 BR | 1 | $2,001 | $4,050,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $1,750,000 to $4,050,000, averaging $2,540,156 (~$2,050 psf).
Rents range from $2,800 to $9,500 per month across 114 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.3% (from $1,760 to $2,099 psf).
Neighbourhood Comparison
Within walking distance, Claremont’s closest peers are a mix of freehold mature stock and 99-year new launches. The Avenir (freehold, 376 units, ~S$3,190 psf) is the benchmark premium freehold in the immediate vicinity — newer, larger-scale, and with full facilities, but at roughly a 55% psf premium. Irwell Hill Residences (99-year from 2020, 540 units, ~S$2,726 psf) offers a fresh lease and resort facilities but at a 33% premium and leasehold tenure.
At the newer end, River Green (99-year from 2024) and River Modern (99-year) trade at S$3,100–3,200 psf — 50%+ more than Claremont for the fresh lease and new-build finish. Kopar at Newton (99-year from 2019) at S$2,512 psf is closer in price but further north and leasehold.
The cleanest comparison framework: if freehold tenure and walkable Orchard access are non-negotiable and amenities/new-build are secondary, Claremont is priced at a genuine discount to its nearest freehold equivalents. If you want a new lease and flagship facilities, the surrounding 99-year launches are the natural alternatives — but at a 30–55% psf premium that needs to be earned back over the hold period.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLAREMONT | Freehold | 2001 | 67 | $2,050 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates CLAREMONT across multiple dimensions.
What Residents Say
“Living here for over a decade. Killiney Road has everything within walking distance and two MRT stations are both under 10 minutes on foot. The condo itself is old but well-kept, and the pool is never crowded.”
— Owner-occupier review via PropertyGuru
“Facilities are basic — just a pool, gym, BBQ. But you’re paying for location and freehold, not amenities. If you want a lap pool and tennis court, this isn’t your condo.”
— Resident review via EdgeProp
“Kitchen and bathrooms needed a full refresh when we moved in. Everything else — layout, windows, ceiling heights — held up well. Old Allgreen builds were solid.”
— New owner review, condo forum
The resident sentiment is consistent: quiet, location-rich, and low-friction, with the standard caveats about dated interiors and modest facilities. Owner turnover is low — several residents report tenures above 10 years — which contributes to the settled community feel but also means resale listings are thin and can sit on market longer than for larger developments.
Strengths & Weaknesses
- Freehold tenure in prime District 9
- Dual-line MRT access — Great World (410m) and Somerset (520m)
- Five MRT stations within 1 km including Dhoby Ghaut interchange
- Walkable to Orchard Road and Great World City (7 min)
- Low-density boutique scale — only 67 units
- Unit sizes materially larger than new-launch equivalents
- 25–35% psf discount vs nearby freehold/new-launch peers
- Walkability score 89/100 — genuine no-car address
- Killiney Road F&B and heritage kopitiam belt at doorstep
- Quiet, settled owner-occupier community with low turnover
- 25-year-old build — kitchen and bathroom refresh typically needed
- Basic facilities only — no lap pool, tennis court, or clubhouse
- Modest 13-sale transaction history limits price discovery
- Gross yield around 2.36% — unremarkable after financing
- Small 67-unit scale means thin resale listings and slower exits
- Killiney Road peak-hour traffic noise on road-facing stacks
- En-bloc potential capped at 57/100 — site already reasonably built up
- Middling investment score (60/100) — not a yield play
- Boutique maintenance economics limit facility upgrades over time
Verdict
Claremont is a coherent buy for a specific profile: an owner-occupier who wants freehold tenure, a prime District 9 postcode, dual-line MRT access within 500 metres, and genuine Orchard walkability — and who is willing to trade resort-grade facilities and a new-build sheen for those fundamentals. At S$2,050 psf average, it represents roughly 25–35% savings versus comparable new launches in D9 while offering materially larger units and freehold tenure.
The investment case is more nuanced. Gross yield sits around 2.36%, which is respectable for a CCR freehold but unremarkable after financing costs. The investment score of 60/100 and en-bloc score of 57/100 reflect a middling collective-sale probability (the 67-unit scale is small, which helps consensus, but the site is already built up to a reasonable plot ratio) and a yield profile that favours capital preservation over cash flow.
For pure investors chasing rental yield or short-term flip upside, this is not the right address. For long-horizon buyers who want a prime freehold that will still be prime freehold in 30 years, Claremont’s combination of location, tenure, and price is genuinely rare. The boutique scale is either the appeal or the deal-breaker — there is no middle ground.