Clementi Green
Overview & Key Facts
Clementi Green is a small 51-unit freehold semi-detached / strata-landed enclave on Clementi Crescent in District 21 (RCR), tucked into a tiny pocket of landed-zoning greenery between the Sunset Way estate and the King Albert Park GCB belt. This is not a conventional condominium — it is a cluster of large freehold landed homes, and that fact is the most important thing on this page. Buyers underwriting Clementi Green today are buying a landed-tier asset with the freehold tenure, plot-size economics, and illiquidity profile that comes with it — not the price-discovery comfort of a typical 99-year condominium.
The transaction profile reinforces the landed character unambiguously. Five resale caveats average S$7,943,778 with a median of S$5,500,000 — pricing consistent with strata-landed semi-detached and detached formats rather than apartment stock. Thirteen rental transactions average S$10,854/month (median S$7,000), confirming the format: these are whole-house lettings, not 2-bedroom apartment rentals. Gross yield computes to 1.53% — in line with landed-tier yields, which historically sit well below condo yields because the value driver is land tenure and plot size, not rental cash flow. Clementi MRT (East-West Line) at 1.34 km and Dover MRT at 1.47 km put the address on the outer edge of MRT walkability — this is a car-first, school-belt setting.
The investment thesis here is straightforward and narrow: this is a freehold landed asset in a top-tier school catchment with the long-dated capital-preservation profile that segment is known for. Buyers who treat Clementi Green as a yield play, an MRT-walkable condo substitute, or a liquid trade are reading the asset incorrectly. Buyers who underwrite it as a generational landed hold in the Henry Park / Pei Tong / Nan Hua Phase 2A balloting cluster, accepting illiquidity and below-market rental yield in exchange for freehold tenure and elite-school proximity, are reading it correctly.
Location & Connectivity
Clementi Crescent is a quiet residential cul-de-sac branching off Clementi Road, sandwiched between the Sunset Way landed estate to the north, the King Albert Park GCB belt to the east, and the SUSS / Ngee Ann Polytechnic / Singapore Polytechnic education corridor to the south. The setting is genuinely tranquil — near-zero through-traffic, mature trees, low-rise landed character on every side — and that quiet, leafy quality is the principal lifestyle asset. Clementi MRT (East-West Line) at 1.34 km is realistically a 16–18 minute walk, a short bus ride, or a 5-minute drive; Dover MRT (East-West Line) at 1.47 km is comparably a bus or drive. Maju MRT on the Cross Island Line (CR16, opening later this decade) will sit at the doorstep of this estate and is the single biggest forward-looking accessibility upgrade. Until then, this is a car-first address by design.
The school cluster is where Clementi Green earns its premium. The address sits inside or adjacent to the Phase 2A balloting catchment of an unusually dense top-tier MOE primary cluster: Henry Park Primary at 0.92 km is the headline elite-tier school and the single most important pricing variable for landed buyers in this pocket; Pei Tong Primary at 0.70 km, Clementi Primary at 1.24 km, and Nan Hua Primary at 1.41 km layer in. Nan Hua High at 1.48 km extends the catchment through secondary. Tertiary anchors include Singapore University of Social Sciences (SUSS) at 0.61 km and Ngee Ann Polytechnic at 1.06 km. Australian International School at 1.36 km adds the international-school option for expat households. Few addresses in Singapore offer this density of elite-tier MOE primaries within 1.5 km, and that density is the principal reason a freehold semi-detached on this street commands the prices it does.
Day-to-day retail and F&B are functional rather than abundant — this is landed-zoning, not a town centre. Clementi Mall and the Clementi 448 hawker / market complex around Clementi MRT (1.3–1.4 km) are the larger-format options, reachable by a short drive or bus. The Clementi Mall, Cold Storage Clementi Arcade, and the Sunset Way F&B strip cover essentials. Green amenity is the genuine win: Clementi Woods Park, Maju Forest, and the Bukit Timah Nature Reserve corridor are all within short driving distance, and the immediate Clementi Crescent setting is itself surrounded by undeveloped greenery zoned Subject to Detailed Planning in the URA Master Plan — a long-dated optionality (positive or negative) that future buyers should monitor across Master Plan revisions.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore University of Social Sciences | tertiary | Within 1 km |
| Pei Tong Primary School | primary | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Ngee Ann Polytechnic | tertiary | ~1.1 km |
| Clementi Primary School | primary | ~1.2 km |
| Australian International School | international | ~1.4 km |
| Nan Hua Primary School | primary | ~1.4 km |
| Nan Hua High School | secondary | ~1.5 km |
Facilities
Clementi Green is a strata-landed / cluster-housing development, not a conventional condominium, and that distinction governs the facilities discussion entirely. Cluster-house developments of this scale (51 units on a freehold landed plot) typically provide a small shared communal pool, BBQ pit area, and gated 24-hour security perimeter as the headline shared amenities — and that is broadly what residents should expect here. Many strata-landed homes of this format also include a private dipping pool or plunge pool within the individual house's garden / patio area, which is the principal lifestyle differentiator versus a condominium and a major reason landed buyers pay the premium.
Buyers should set expectations accordingly: there is no full clubhouse, no commercial-grade gym, no children's wet-play deck, no concierge, and no extensive landscaped facilities deck of the type found at Parc Clematis or Normanton Park. The lifestyle here is fundamentally house-led — the “facility” is the home itself: multiple storeys, private garden, private parking on the driveway, and (in many units) a private pool. The shared maintenance fund supports the perimeter, the common pool, the gate, and the landscaping — a deliberately lean provisioning that is both appropriate to landed living and economically efficient at 51 units.
“The pool we use is the one in our own garden. The shared facilities are minimal but that's exactly the point — you bought a house, not an apartment. The neighbours are Henry Park families and SUSS academics, the road is silent at night, and the maintenance fees are far lower than a comparable-value full-facility condo.”
— Owner perspective on cluster-landed lifestyle via the Stacked Homes feature on Clementi Crescent
For households that view the surrounding greenery, the Sunset Way F&B strip, and the proximity to Clementi Woods / Maju Forest as their amenity layer — supplemented by the ActiveSG Clementi Sports Hall and Swimming Complex (1.3 km) for gym and lap-swim — the lean provisioning is acceptable, even desirable. For families expecting on-site resort facilities, this is the wrong development; a 99-year mega-condo nearby will deliver more facilities per dollar of monthly maintenance, but with a fundamentally different (apartment-format, leasehold) underlying asset.
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $4,718,888 to $18,800,000, averaging $7,943,778.
Rents range from $3,800 to $56,000 per month across 13 rental transactions. Current rental yield sits at approximately 1.5%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 64.8% (from $1,202 to $1,981 psf).
Neighbourhood Comparison
Versus the contemporary 99-year condominium cohort in District 21, Clementi Green offers a fundamentally different proposition because it is a fundamentally different asset. The headline District 21 leasehold benchmarks are Reserve Residences (S$2,494 psf, 99yr/2021 launch), Nava Grove (S$2,488 psf, 99yr/2024 launch), and Pinetree Hill (S$2,486 psf) — full-facility apartment-format developments with the price-discovery comfort of hundreds of comparable transactions and substantially fresher leases. Ki Residences @ Brookvale (S$1,954 psf, 999yr) and Forett @ Bukit Timah (S$2,130 psf, freehold) are the closer tenure-positioned freehold / 999-year condo comparables that compete more directly with Clementi Green's tenure proposition while still delivering full apartment-condo facilities.
The trade-off framing is unusually clean here, because the asset categories barely overlap. If a buyer wants pool, gym, multiple lobbies, full landscaping, the price-discovery comfort of hundreds of comparable transactions, and an apartment-format home with a quoted PSF and a transparent rental market, the Reserve Residences / Nava Grove / Pinetree Hill / Ki Residences / Forett cohort is the right answer — and a significant portion of the “District 21 RCR landed school-catchment” demand goes to that cohort precisely because it accepts the leasehold or 999-year tenure in exchange for liquidity, facilities, and lower entry tickets. If a buyer specifically wants a freehold strata-landed home with genuine private-house format, multi-storey volume, private garden, and proximity to the Henry Park / Nan Hua / SUSS / AIS school cluster, accepting illiquidity and sub-2% gross yield as the cost of the landed-tenure premium, Clementi Green is the answer — but the buyer needs to be honest that they are entering the landed market, not the condo market. The two assets compete for entirely different households, and the price gap reflects the format gap, not a market mispricing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLEMENTI GREEN | Freehold | — | — | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates CLEMENTI GREEN across multiple dimensions.
What Residents Say
“We bought because of Henry Park. The Phase 2A math worked, the house has the space we need, and freehold means we don't need to think about the lease ever. Clementi MRT is a fifteen-minute walk we rarely take — we drive. Maju MRT on the Cross Island Line is what we're waiting for; that will be a genuine doorstep station.”
— Owner-occupier on school-driven landed purchase via PropertyGuru Clementi Crescent listings discussion
“Australian International School is twelve minutes walk for our kids. The house is large by any standard, the garden is real, the pool is ours. Rent is high but it makes sense for the size and the school proximity. We wouldn't buy — the entry price is well above what we want to commit — but as a four-year tenancy this is excellent.”
— Expat tenant family on AIS-driven rental decision via SRX Clementi Green community feedback
“Looked at it as an investment. The yield is 1.5% gross which is below my hurdle. The story is freehold land in an elite-school catchment that compounds over twenty years — it's a valid story but it's not a yield story. If you want yield you buy a condo. If you want a freehold landed home in this school cluster, you buy here.”
— Investor who declined citing yield-mismatch via Stacked Homes Clementi Crescent feature reader thread
Across community discussion the recurring split is consistent: owner-occupier families gravitate to Clementi Green for the elite-school catchment plus freehold tenure plus genuine landed format, expat tenants treat it as a high-quality whole-house letting close to AIS and Henry Park, and investors largely self-select out once they confront the 1.5% yield versus condo alternatives. The thirteen rental transactions on 51 units (a 0.25x rental turnover — far lower than the typical condo) confirm that owner-occupier households dominate the residential profile, with rental supply skewed to a minority of investor-owners and absentee-owner expat-tenant arrangements.
Strengths & Weaknesses
- Freehold tenure — no lease decay, no MAS / CPF lease-cliff considerations
- Strata-landed format — multi-storey house, private garden, private parking, often private pool
- Elite MOE primary catchment density — Henry Park 0.92km, Pei Tong 0.70km, Nan Hua 1.41km, Clementi Pri 1.24km
- Tertiary anchors at the doorstep — SUSS 0.61km, Ngee Ann Polytechnic 1.06km, Nan Hua High 1.48km
- Australian International School at 1.36km — international-school rental-demand anchor
- Genuinely quiet Clementi Crescent setting — landed-zoning, near-zero through-traffic, mature trees
- Maju MRT (Cross Island Line) opening this decade — major future accessibility upgrade at the doorstep
- Three-park green belt context — Clementi Woods, Maju Forest, Bukit Timah Nature Reserve corridor
- Generous unit format — typical built-up 4,000–6,000+ sqft, multi-storey, multiple en-suites
- 51-unit estate — broader selection than typical 10–15 unit boutique cluster, while still low-density
- High entry ticket — S$5M–10M+ landed-tier pricing, well above mass-market condo cohort
- Thin URA caveat record — only 5 resale transactions, public price discovery is genuinely limited
- Landed-tier illiquidity — 6–18 month typical sale cycle versus 2–4 months for condo equivalents
- Low gross rental yield (1.53%) — well below RCR/OCR condo yields of 2.8–3.5%
- MRT walkability is borderline — Clementi MRT 1.34km, Dover MRT 1.47km, both 16–18 minute walks
- Car-first address — until Maju MRT opens, this is a drive-or-bus address by design
- Renovation capex — 1990s/2000s vintage stock typically needs S$300k–800k refurbishment
- Sparse on-foot retail — Clementi Mall and 448 hawker are 1.3–1.4km, not a town-centre setting
- Foreign-buyer constraint — non-Singaporeans require SLA Residential Property Act approval on landed
- Effectively zero en-bloc upside — strata-landed freehold cluster, redevelopment math does not apply
Verdict
Clementi Green is a specialist landed-tier asset with a clear, narrow thesis: a freehold strata-landed enclave in a tier-1 MOE primary catchment (Henry Park 0.92 km, Pei Tong 0.70 km, Nan Hua 1.41 km), with SUSS at 0.61 km and Australian International School at 1.36 km layering further educational draw, set in a genuinely quiet, leafy Clementi Crescent pocket. For households running a generational underwriting — freehold tenure, large built-up area, the Henry Park / Nan Hua Phase 2A balloting math, and willingness to absorb landed-tier illiquidity and a sub-2% gross yield — the asset has a coherent and defensible story.
The case against is the price tag, the illiquidity, and the MRT distance. At a S$5.5M–8M+ entry point, this is a true high-net-worth purchase that competes against detached GCB-tier alternatives, freehold semi-detached options on Sixth Avenue and Holland, and ultra-prime District 10 / 11 condominiums. The 1.53% gross yield is structurally below comparable RCR / OCR condos (typically 2.8–3.5%), and CPF deployment is essentially irrelevant at this price level because the cap on CPF usage is a small fraction of the purchase. MRT walkability is borderline-poor (1.34 km to nearest station), so this is functionally a car-first address until Maju MRT opens on the Cross Island Line later this decade. Households underwriting Clementi Green on the basis of “freehold + school catchment + quiet” without explicitly modelling the landed-tier illiquidity, the renovation capex, and the MRT-walkability gap are making analytical errors that will surface at exit, not at entry.
The ShiokNest composite score of 39/100 reflects the format mismatch between strata-landed economics and the standard condo-comparison scoring framework. The walkability score (43/100) and en-bloc score (22/100) are both depressed by characteristics that landed buyers correctly do not penalise — sparse retail is what landed-zoning delivers, and zero en-bloc probability is a feature not a bug at freehold tenure. The investment score (22/100) reflects the low rental yield and thin liquidity. The composite reads as harsh because the framework is built for apartment stock; the asset's freehold-landed proposition is genuinely strong on its own terms, and households comparing Clementi Green to the elite-school freehold-semi-detached cohort it actually competes against will reach a meaningfully more positive conclusion than the headline composite suggests.