Clementi Park
Overview & Key Facts
Clementi Park is a 487-unit freehold condominium developed by City Developments Limited (CDL), one of Singapore’s largest and most established listed property developers, located along Sunset Way in the prestigious District 21. Completed in 1985, this sprawling estate is one of the western corridor’s most significant freehold landbanks — a distinction that has placed it at the centre of en-bloc discussions for years and gives it an investment narrative that few other developments in the area can match.
The development occupies a vast site that reflects the generous land allocation of 1980s-era condominiums. The grounds are expansive, with mature trees providing shade across wide common areas, and the low-density layout gives the estate a kampung-like tranquillity that is increasingly rare in land-scarce Singapore. The architecture is unapologetically of its era — functional rather than stylish — but the building forms are low-rise (mostly walk-up blocks alongside a few mid-rise blocks with lifts), which reinforces the sense of spacious, garden-style living.
At approximately $1,560 psf average, Clementi Park trades at a discount to newer freehold and 99-year developments in the D21 corridor, reflecting its age (41 years) and the renovation investment that most resale units require. However, the freehold tenure is the anchor of its value proposition: in a district where new 99-year launches regularly exceed $2,000 psf, Clementi Park’s perpetual land ownership provides a floor under valuations and keeps the en-bloc narrative alive. The rental yield at 2.5% is modest, reflecting the large unit sizes that push absolute prices higher while rental rates have not kept pace proportionally.
Location & Connectivity
Clementi Park is situated in the Sunset Way neighbourhood of District 21, an area that straddles the boundary between the established Clementi town and the premium Bukit Timah corridor. The Sunset Way enclave has developed into a popular residential pocket characterised by low-rise private housing, mature greenery, and a growing cluster of cafes and eateries along Sunset Way and Clementi Road that have earned it a reputation as one of the west’s emerging F&B destinations.
The proximity to the National University of Singapore (NUS) is a defining locational asset. The NUS Kent Ridge campus is approximately 2 km south of Clementi Park, generating a steady tenant pool of visiting professors, research staff, and postgraduate students. This academic rental demand is a key driver of occupancy rates and helps sustain the rental market even during broader softening periods. University Town (UTown) and the NUS business school are also within easy reach.
The school catchment is excellent. United World College of South East Asia (UWCSEA) Dover campus is nearby, as is the Canadian International School — both prestigious international schools that draw expatriate families to the area. Local schools including Nan Hua Primary and Clementi Primary are accessible. For daily amenities, Clementi Mall (at Clementi MRT) offers a full-service supermarket, retail, and food court, while the Sunset Way row of shophouses provides charming neighbourhood dining options including popular brunch spots and local eateries.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Nan Hua High School | secondary | Within 1 km |
| Ngee Ann Polytechnic | tertiary | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.1 km |
| Nan Hua Primary School | primary | ~1.2 km |
| One World International School (Nanyang) | international | ~1.2 km |
| Henry Park Primary School | primary | ~1.3 km |
| Anglo-Chinese Junior College | jc | ~1.4 km |
| Pei Tong Primary School | primary | ~1.4 km |
Facilities
Clementi Park’s facilities reflect the generous site allocation of 1980s development norms. The estate includes a swimming pool and wading pool, two tennis courts, a badminton hall, squash court, clubhouse with function rooms, sauna, barbecue area, children’s playground, and a covered car park. The range is broad and includes amenities — like dedicated badminton and squash courts — that newer, more space-constrained developments rarely provide. The sheer amount of open green space throughout the estate adds an outdoor amenity that no specification sheet can capture.
“The grounds are enormous — it feels like a private estate rather than a condo. My kids can cycle around the driveways, play in the playground, and still have space to kick a football on the grass areas. We have two tennis courts and a full-sized badminton hall, which is almost unheard of in newer condos. The trade-off is that the facilities are older and not as glossy as what you see in new launches. But for families, the space and freedom are hard to beat.”
— Owner-occupier, four-bedroom unit, since 2018 (PropertyGuru)
The maintenance picture is mixed based on resident feedback. The expansive grounds require significant upkeep, and some residents have reported issues including potholes in common driveways that collect water and breed mosquitoes, occasional overgrown foliage in less-trafficked sections, and ageing common-area infrastructure that could benefit from systematic refurbishment. The management corporation faces the challenge of maintaining a large, 41-year-old estate across 487 units — a task that requires substantial sinking fund reserves and consistent attention. The overall standard is adequate but uneven, with some areas well-kept and others showing their age.
Unit Sizes & Layout
Clementi Park’s units are among the most generously proportioned available in the western corridor. Sizes range from approximately 484 sqft (one-bedroom) up to an extraordinary 6,727 sqft for the largest four-bedroom units, with three-bedroom configurations spanning 1,625 to 2,605 sqft. These are dimensions that modern developers would classify as luxury penthouse territory, available here at mainstream PSF pricing. The larger units feature separate living and dining rooms, domestic helper quarters, multiple bathrooms, and balconies that function as genuine outdoor rooms rather than decorative ledges.
The unit interiors will require renovation for most resale purchases. Original fittings from 1985 — bathrooms, kitchen installations, electrical wiring, and flooring — are 41 years old and well past their useful life in most cases. Buyers should budget $100,000–$200,000 or more for comprehensive renovation, depending on unit size and ambition. However, the high ceilings, solid construction, generous room proportions, and in many cases dual-aspect natural light give renovators exceptional raw material to work with. Some units have been tastefully modernised by previous owners and are available in move-in condition at a premium.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,553 | $1,329,167 |
| 3 BR | 17 | $1,421 | $1,736,888 |
| 4 BR | 26 | $1,433 | $2,465,526 |
| 5 BR | 36 | $1,687 | $7,671,438 |
Pricing & Market Position
Based on 85 recorded transactions, sale prices range from $980,000 to $20,000,000, averaging $4,444,442 (~$1,691 psf).
Rents range from $1,800 to $35,000 per month across 556 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 34.1% (from $1,309 to $1,756 psf).
Neighbourhood Comparison
Clementi Park ($1,560 psf, freehold, 487 units) competes in a unique segment: large-format freehold living in the D21 western corridor. The most relevant new-launch comparison is The Arden ($1,950 psf, 99-year from 2023) along Phoenix Road, which offers modern finishes and full facilities at a 25% PSF premium but on a 99-year lease with significantly smaller unit sizes. For buyers weighing freehold legacy value against modern convenience, The Arden trades the certainty of perpetual tenure for contemporary design and smaller living spaces.
Parc Clematis ($1,680 psf, 99-year from 2019) is the mega-development nearby with 1,468 units and a comprehensive facilities suite including an Olympic-length pool. At a 8% PSF premium over Clementi Park and with substantially more lease runway, Parc Clematis suits buyers who prioritise modern amenities and larger-scale facilities. However, its 99-year tenure and higher density are disadvantages for those who value Clementi Park’s freehold status and low-density estate feel.
For freehold alternatives, Botannia ($1,450 psf, freehold) along West Coast Road provides a newer (2009) freehold option with smaller but more modern units. Botannia’s lower PSF and more manageable unit sizes may suit buyers who want freehold tenure without Clementi Park’s renovation burden and walk-up block constraints. The choice between the two is essentially one of era preference: Clementi Park for those who want generous proportions and are willing to renovate, Botannia for those who want freehold without the 1980s building challenges.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLEMENTI PARK | Freehold | 1985 | 487 | $1,691 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates CLEMENTI PARK across multiple dimensions.
What Residents Say
“We moved here from a newer condo in Clementi and the difference in space is staggering. Our three-bedroom unit is over 2,000 square feet — the kids have enormous bedrooms and we have a proper dining room separate from the living area. The grounds are beautiful, with huge trees and so much green space. It feels like living in a private estate. The walk to MRT is the trade-off, but we drive most places anyway.”
— Owner-occupier, three-bedroom unit, since 2020 (PropertyGuru)
“Beautiful vast landscape, large units. Rare to find such airy and unblocked units these days. The freehold tenure gives us peace of mind — no lease to worry about, no CPF restrictions. We renovated extensively when we bought and the result is a home that feels custom-built. The international school families in the area are great neighbours. My only gripe is the management could be more proactive about maintaining the common areas consistently.”
— Owner-occupier, four-bedroom unit, since 2017 (EdgeProp)
“I would caution buyers to inspect carefully before committing. Some blocks have maintenance issues — I have seen potholes that collect water, and some common corridors are poorly lit. Watch out for the management: house rules are not always applied fairly. The units themselves are wonderful for the space, but the ageing infrastructure requires ongoing attention. It is a great home if you go in with eyes open about what a 1985 development means in practice.”
— Former resident, two-bedroom unit (PropertyGuru)
Strengths & Weaknesses
- Freehold tenure in premium District 21 — no lease decay, no CPF restrictions, perpetual land ownership
- Exceptionally spacious units (up to 6,727 sqft) with room proportions that modern condos cannot match
- Large estate with mature landscaping — kampung-like greenery and open space rare in modern Singapore
- En-bloc potential from the substantial freehold land bank — speculative upside that provides a valuation floor
- Proximity to NUS generates steady academic rental demand from professors and research staff
- Excellent international school catchment — UWCSEA Dover and Canadian International School nearby
- Full facilities including badminton hall, squash court, two tennis courts — amenities newer developments lack space for
- Sunset Way F&B scene emerging as one of the west’s lifestyle dining destinations
- CDL developer pedigree — solid construction that has endured 41 years
- AYE expressway access within 5-minute drive — CBD 20 minutes, Jurong East 10 minutes
- Clementi MRT is ~1.2 km away — 15-minute walk makes the development car-dependent for daily commuting
- Most blocks are walk-up without lifts — limits buyer pool and is impractical for elderly or mobility-impaired residents
- Building age (1985) means comprehensive renovation is essential — budget $100K–$200K+ for resale units
- Inconsistent maintenance quality across the large estate — some areas well-kept, others showing neglect
- Rental yield at ~2.5% is below average — large unit sizes push absolute prices up while rents lag proportionally
- Ageing infrastructure (plumbing, electrical, waterproofing) requires ongoing investment by management corporation
- En-bloc is speculative and has not materialised despite years of discussion — 487 owners make consensus difficult
- Some reports of pest issues (rats, mosquitoes) in less-maintained sections of the grounds
- Common areas and lift lobbies dated in appearance — lobby refurbishment would improve first impressions
Verdict
Clementi Park’s value proposition rests on three pillars: freehold tenure in a premium district, spacious units that dwarf anything available in modern new launches, and a site so large that en-bloc interest — while never guaranteed — provides a speculative floor under valuations. At $1,560 psf, the per-square-foot cost is accessible, though absolute prices for the larger units are substantial (three-bedrooms from $2.5 million, four-bedrooms from $4 million and up). The freehold status means there is no lease decay to worry about, no CPF threshold restrictions, and perpetual land ownership that retains intrinsic value regardless of the building’s condition.
The drawbacks are practical rather than structural. The 15-minute walk to Clementi MRT is a genuine inconvenience for non-drivers, and the lack of lifts in most blocks limits the buyer pool. The building’s 1985 vintage means renovation is not optional — it is a certainty for resale purchases. Maintenance quality is inconsistent across the large estate, and the management corporation’s capacity to invest in systematic refurbishment will determine how gracefully the development ages over the next decade. The 2.5% rental yield is unexciting, reflecting the mismatch between large unit sizes and the rental market’s preference for compact, efficient layouts.
For buyers who value space, greenery, and the security of freehold tenure in a well-located western district — and who have the budget and patience for renovation — Clementi Park offers a living experience that is genuinely impossible to replicate in any modern development at this price point. The en-bloc potential adds an asymmetric upside that, even if it never materialises, reflects the inherent value of the freehold land beneath. Buy for the lifestyle first, and treat the en-bloc narrative as a bonus rather than a certainty.