Clementiwoods Condominium

Overview & Key Facts

Clementiwoods Condominium sits along West Coast Road in District 5, a 240-unit development on a 99-year lease commencing from 2006. The development occupies a secluded position in the West Coast residential belt, shielded from main road traffic by its setback from the arterial roads. While the developer name is not prominently marketed, the project was completed to a decent standard with layouts that emphasise family-friendly living space over compact efficiency.

At an average PSF of $1,508, Clementiwoods sits in the middle tier of D5 pricing — meaningfully below new launches like Normanton Park ($1,865) and Parc Clematis ($1,884), but above older estates like West Bay Condominium ($1,215). The development’s distinguishing feature is not architectural flair or resort-grade facilities, but rather its proximity to the National University of Singapore — just over 1 km away — and the broader West Coast education corridor that includes NUS High School, ACS (Independent), and UWCSEA Dover.

With 229 rental transactions and a 3.35% gross yield, Clementiwoods has established itself as a steady rental performer, driven largely by the NUS academic community. The median price of $1,650,000 places it in the mid-range family condo bracket, appealing to upgraders who want D5 address prestige without new-launch pricing.

Location & Connectivity

Clementiwoods’ location is a study in trade-offs. The walkability score of 27/100 — one of the lowest in any D5 development — tells the honest story: this is a car-dependent address. There is no MRT station within comfortable walking distance; Clementi MRT on the East-West Line is approximately 1.8 km away, and Kent Ridge MRT on the Circle Line is a similar distance. Residents who rely on public transport face a bus ride for every commute, which in Singapore’s climate is a meaningful daily friction.

What compensates for this isolation is the education cluster. NUS main campus is 1.01 km away — a 12-minute walk or 3-minute drive. Kent Ridge Secondary (1.03 km), NUS High School of Mathematics and Science (1.35 km), Anglo-Chinese School Independent (1.67 km), UWCSEA Dover (1.86 km), and Dover Court International School (1.91 km) form one of the densest education clusters in Singapore. For families with school-age children or households with NUS-affiliated members, this proximity is the core reason to buy here.

For daily needs, West Coast Plaza and Clementi Mall are the primary retail destinations, both requiring a short drive or bus ride. West Coast Park offers waterfront recreation within 2 km. The AYE is easily accessible for drivers, connecting to the CBD in approximately 20 minutes off-peak and Jurong in under 10 minutes.

Schools & Education

Facilities

Clementiwoods provides a standard set of condominium facilities for its 240-unit size: a swimming pool, a children’s wading pool, tennis court, gymnasium, BBQ pavilions, a children’s playground, and function room. The grounds are well-landscaped with mature trees that provide shade and privacy between blocks. The compound has a quiet, residential character that is enhanced by its setback from main roads.

“Quiet and peaceful. The pool is clean and hardly ever crowded. It’s not a flashy condo but everything is well-maintained and the management is responsive to requests.”

— Resident review via PropertyGuru

The facilities will not impress buyers coming from newer developments with sky gardens, infinity pools, and co-working spaces. The gym is functional but compact, and there are no lifestyle amenities like rooftop lounges or outdoor yoga decks. However, the 240-unit count means facilities are rarely crowded, and the overall maintenance standard is consistently praised by residents. For families who prioritise a peaceful living environment over Instagram-worthy amenities, Clementiwoods delivers.

Unit Sizes & Layout

Clementiwoods offers a range of unit types from 2-bedroom to 4-bedroom configurations, with sizes that are generous by current standards. The median transaction price of $1,650,000 suggests that most activity centres on the 3-bedroom and 4-bedroom units, which range from approximately 1,100 to 1,600 sqft. These are proper family-sized apartments with dedicated dining areas, adequate-sized bedrooms, and practical kitchen layouts.

The PSF trend shows steady appreciation from $1,317 to a plateau around $1,500 over the past five years, suggesting the development has reached a pricing equilibrium relative to its age and lease position. Units are generally well-oriented, with most blocks positioned to capture prevailing breezes. Natural light is good across most stacks, thanks to the low-density layout and generous spacing between blocks.

Pricing & Market Position

Across 62 recorded transactions (all-time), sale prices range from $758,800 to $4,000,000, averaging $1,753,848.

Over the last 12 months, transactions averaged $1,488 psf.

Rents range from $2,000 to $12,000 per month across 243 rental transactions. Current rental yield sits at approximately 3.4%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at CLEMENTIWOODS CONDOMINIUM typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 28.8% (from $1,154 to $1,486 psf).

Neighbourhood Comparison

Within D5’s West Coast corridor, Clementiwoods competes most directly with West Bay Condominium ($1,215 PSF, 64yr lease, en-bloc 57/100) and the newer Normanton Park ($1,865 PSF, 93yr lease, 1840 units). West Bay offers a lower entry point and higher en-bloc potential but carries significantly more lease risk (64yr vs 79yr). Normanton Park offers a fresh lease and better MRT proximity (Kent Ridge station) but at a 24% PSF premium.

For buyers specifically valuing NUS proximity, Clementiwoods and West Bay are the two closest options, with Clementiwoods offering the better lease position. Parc Clematis ($1,884 PSF) provides a newer alternative with Clementi MRT access but sits further from the NUS campus. The education corridor angle is Clementiwoods’ genuine differentiator — no new launch in the area can match its combination of NUS proximity, family-sized units, and sub-$1,600 PSF pricing.

Lease Decay Analysis

The 99-year lease runs from 2006, meaning approximately 20 years have already been consumed. Roughly 79 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~69 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates CLEMENTIWOODS CONDOMINIUM across multiple dimensions.

What Residents Say

“We chose Clementiwoods specifically for NUS proximity — my wife is a research fellow and the campus is a short walk. The compound is quiet, the neighbours are mostly families and academics. It’s not glamorous but it’s comfortable and practical.”

— Owner-occupier via 99.co

“The main negative is transport — you really need a car here. No MRT nearby and the bus frequency could be better. But for the price and space, we couldn’t find better value in the West Coast area.”

— Resident review via PropertyGuru

“Renting a 3-bed here for my family while I’m on a 2-year posting at NUS. Good space, clean facilities, and the kids can walk to school. Will miss this place when we leave.”

— Expat tenant via EdgeProp

The resident profile skews academic and professional, reflecting the NUS influence. Feedback consistently praises the spacious units, peaceful environment, and good maintenance. The near-universal negative is transport accessibility — every review mentions the need for a car. The community is described as stable and quiet, with a higher proportion of long-term residents than typical rental-heavy developments.

Strengths & Weaknesses

Verdict

Clementiwoods Condominium occupies a specific niche: it is the mid-priced, mid-lease family condo in D5’s education corridor. It does not have the lowest quantum (West Bay at $1,215 PSF), the newest facilities (Normanton Park), or the best MRT access (none of the above). What it offers is a reliable, well-maintained family living environment within walking distance of NUS and surrounded by top-tier schools — at a price point that avoids the $2,000+ PSF territory of new launches.

The weaknesses are real and should inform any purchase decision. The walkability score of 27/100 means daily life requires a car or regular bus use. The profitability score of 47/100 and a flattening PSF trend suggest limited capital appreciation ahead — this is not a development to buy for price growth. The ShiokNest score of 33/100 reflects the cumulative impact of poor walkability, no MRT access, and a lease that, while still comfortable at 79 years, will increasingly affect financing and resale appeal as it erodes.

The recommended buyer profile is a car-owning family with children in or destined for the NUS/West Coast school cluster, planning a 5–10 year stay. For this profile, Clementiwoods delivers genuine daily value: school proximity, peaceful living, and adequate space at a manageable quantum. Investors targeting the NUS rental market will find consistent demand but modest yields. Buyers without a car, those seeking capital appreciation, or those with a time horizon beyond 15 years should look at newer-lease alternatives.