Clydeswood

Overview & Key Facts

Clydeswood is a freehold boutique condominium tucked along Daisy Road in District 13 — a quiet residential street that threads through the older landed and low-rise private housing belt between Serangoon and Woodleigh. Completed in 1993 and developed by Clydeswood Development Pte Ltd, the project comprises just 36 units, making it one of the most intimate private residential addresses in the sub-market. At this scale, Clydeswood belongs firmly in the category of small freehold enclaves that attract a very specific type of buyer: those who prize permanence of tenure, privacy, and the understated character of an established neighbourhood over the resort-style amenities and buzz of larger modern developments.

The Daisy Road address places Clydeswood within the loosely defined “Serangoon-Woodleigh” residential corridor — an area that has attracted renewed attention since the opening of Woodleigh MRT on the North-East Line in 2011 and the subsequent launch of large integrated developments such as The Woodleigh Residences directly above the station. Yet Clydeswood itself predates this transformation by nearly two decades, and its character reflects the quieter, more established fabric of the neighbourhood rather than the newer, higher-density projects that have arrived in recent years.

Transaction volumes are thin, as is typical of boutique freehold projects: just seven sales are recorded across the development’s history on URA records, with an average price of approximately S$1.55 million and a median PSF of around S$1,632 over the trailing twelve months. The gross rental yield of 3.49% is modest but in line with freehold condos of comparable vintage in the OCR. For buyers, Clydeswood represents a niche proposition: freehold land, minimal neighbours, and a D13 address at a price point that remains accessible relative to the new integrated launches now reshaping the immediate vicinity.

Location & Connectivity

Clydeswood’s location on Daisy Road occupies a middle ground between two MRT stations without being ideally close to either. Woodleigh MRT (North-East Line) is approximately 0.77 km away — a 10- to 12-minute walk that is manageable for some residents but not truly walkable in Singapore’s climate, particularly during peak-hour humidity. Lorong Chuan MRT (Circle Line) sits at 0.84 km. Serangoon interchange, which offers both the NEL and CCL, is about 0.97 km — again, at the outer edge of comfortable walking distance. In practice, most residents without a car will find themselves reliant on bus connections or cycling to reach any of the three stations. Bus services along Serangoon Road and Upper Serangoon Road serve the area reasonably well.

For drivers, the location is considerably more practical. The CTE is accessible within a few minutes via Upper Serangoon Road, providing direct access to the CBD in roughly 18–22 minutes off-peak. Paya Lebar, Toa Payoh, and Ang Mo Kio are all within 10–15 minutes by car, and the PIE is reachable via the Braddell connector. The area is thoroughly suburban in character — quiet and green, but not self-sufficient for everyday errands on foot. NEX shopping mall at Serangoon MRT is the nearest major retail anchor, housing a FairPrice Xtra hypermarket, cinema, and a large food court. It is around 1.5 km away and most comfortably reached by bus or car.

Everyday amenities are present but require some effort. The Serangoon Gardens wet market and hawker centre is within driving distance for provisions and weekend meals. Heartland Mall at Kovan (along Upper Serangoon Road) provides a neighbourhood-scale supermarket and food options closer to home. The area is well supplied with schools — Maris Stella High School (Primary and Secondary) is approximately 1.5 km away, Cedar Primary and Cedar Girls’ Secondary are within 1.6 km, and Bartley Secondary is 1.3 km. This cluster of reputable schools is a genuine advantage for families with school-age children planning around the Primary 1 registration exercise.

Schools & Education

Facilities

With 36 units and a 1993 vintage, Clydeswood does not attempt to compete with the resort-style facility decks of larger modern condominiums. Buyers should expect the basics — a swimming pool and likely a modest gym or multipurpose room — rather than tennis courts, function halls, or themed aquatic zones. This is entirely consistent with the boutique freehold segment, where the trade is explicit: you accept minimal shared facilities in exchange for freehold land, low density, and manageable maintenance fees. The flip side of a 36-unit MCST is that facilities are rarely congested, booking conflicts are virtually non-existent, and the pool is almost always available. For residents who find large condo facilities impressive on paper but frustrating in daily use (overbooked BBQ pits, crowded lap lanes, noisy function rooms), the Clydeswood formula can be genuinely appealing.

“I like that it’s so small and private. No strangers lurking around the pool. You know every neighbour by face within the first month. It’s more like a private landed cluster than a condo.”

— Resident review via PropertyGuru, 2024

Maintenance fees at a 36-unit development tend to be spread across fewer contributors, which can mean higher per-unit levies relative to larger projects. Prospective buyers should verify the current maintenance contribution and sinking fund balance before committing — boutique MCSTs with aging facilities can sometimes face special levy calls when major components (lifts, pool filtration, façade waterproofing) approach their replacement cycle. Clydeswood’s 1993 completion date means the building is now over 30 years old, and prudent buyers should conduct thorough due diligence on the physical condition of shared infrastructure.

Unit Sizes & Layout

The unit mix at Clydeswood is limited, reflecting its boutique scale. Transaction data suggests a configuration in the small-to-mid range typical of early-1990s freehold condominiums — likely a mix of two- and three-bedroom apartments built to the more generous spatial standards of that era, when developers were less inclined to maximise gross floor area at the expense of liveability. Freehold condos of this vintage frequently offer larger bedrooms, wider corridors, and more practical kitchen proportions than their modern sub-1,000 sqft equivalents, and buyers migrating from newer leasehold apartments often find the additional breathing room a revelation. Exact floor plate dimensions should be verified against the URA caveat records and the individual sub-strata titles.

Given the boutique scale and low unit count, there is limited diversity in stack orientation — buyers should assess individual units for their aspect, views, and distance from the main road. Daisy Road is a relatively quiet residential street rather than a trunk arterial, so road-facing units are unlikely to face significant noise issues. The surrounding neighbourhood is predominantly low-rise landed housing and older private apartments, which means that views from the lower floors are unlikely to be obstructed and high-floor units — if the development has them — may command clear outlooks over the surrounding estate.

Pricing & Market Position

Based on 7 recorded transactions, sale prices range from $1,338,000 to $1,880,000, averaging $1,549,857 (~$1,632 psf).

Rents range from $2,400 to $4,500 per month across 12 rental transactions. Current rental yield sits at approximately 3.5%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 51.3% (from $1,079 to $1,632 psf).

Neighbourhood Comparison

Clydeswood’s most direct comparison points are the leasehold integrated developments that have come to define the D13 sub-market over the past decade. The Woodleigh Residences (667 units, 99-year lease from 2017) sits directly above Woodleigh MRT and averages S$2,227 psf — a 36% premium to Clydeswood’s S$1,632 psf. That premium buys MRT adjacency, resort facilities, and a fresh lease, but it locks buyers into a leasehold title that will begin to discount meaningfully beyond the 60-year mark. Park Colonial (805 units, 99-year lease from 2017) and The Poiz Residences (731 units, 99-year lease from 2014) offer similar trade-offs at S$2,142 and S$1,865 psf respectively. Bartley Ridge (868 units, S$1,703 psf) is the most price-competitive of the leasehold comparables — buyers choosing between Bartley Ridge and Clydeswood are effectively deciding whether freehold land (Clydeswood) is worth approximately S$70 psf less than a newer, larger development with better facilities and a shorter walk to the MRT.

For buyers who have already decided freehold is a non-negotiable, Clydeswood competes less with the large leasehold launches and more with other small freehold condos in the wider D13–D19 area. In that narrower peer group, its PSF is broadly in line with vintage, and the Daisy Road address — quiet, school-proximate, and improving in profile with the Bidadari development — stands up reasonably well. The 56/100 en-bloc score adds optionality that the larger leasehold neighbours cannot match: small freehold sites in established districts remain attractive to developers when the collective sale threshold is achievable, and at 36 units, the coordination required is considerably simpler than at 800-unit counterparts.

ShiokNest Scores

Our proprietary scoring system evaluates CLYDESWOOD across multiple dimensions.

What Residents Say

“Very peaceful and quiet. The neighbourhood has great schools nearby and the roads are not busy at all. Small development means you actually know your neighbours — it’s a community, not just a block of strangers.”

— Resident review via EdgeProp, 2023

“The MRT is not walking distance, which is a bit inconvenient. I drive so it doesn’t bother me, but my wife takes the bus to Woodleigh station and says the walk back at night feels long. Just something to be aware of if you rely on public transport.”

— Resident review via PropertyGuru, 2024

“Old building, so expect to spend on renovation. We gutted the bathrooms and kitchen completely. But the bones are good — solid construction, thick walls, none of that thin-partition feeling you get in new launches. And freehold, so we’re holding long-term without worrying about the lease.”

— Resident review via 99.co, 2025

The pattern across resident feedback is consistent with expectations for a boutique freehold condo of this era: high marks for privacy, community atmosphere, and the freehold land status; acknowledged weaknesses around MRT access for non-drivers, the age of the building, and the limited amenity package. No major management or maintenance controversies appear in publicly available reviews, which for a 36-unit MCST is a meaningful positive signal — small developments with contentious owners’ committees can become difficult to manage.

Strengths & Weaknesses

Verdict

Clydeswood is a niche buy that makes sense for a specific buyer profile: one who values freehold land in D13, has no strong MRT dependency, and prefers intimate scale over amenity breadth. The freehold title is the development’s strongest card — in a sub-market where the dominant new launches (The Woodleigh Residences, Park Colonial, Bartley Ridge) are all 99-year leasehold, a genuinely freehold address at S$1,600 psf is structurally different. You are paying for permanence: the land never decays in value the way a 99-year lease does, and there is no lease-exhaustion discount to price in over a 30- or 40-year holding horizon.

The counterargument is straightforward. At 36 units and 1993 vintage, Clydeswood carries real en-bloc optionality (ShiokNest en-bloc score: 56/100) — but that is a lottery, not a certainty, and en-bloc economics for small sites are complex. More practically, a buyer at S$1,550,000 median price is acquiring a 30-year-old boutique with minimal facilities in a location where the nearest MRT is a 10-minute walk. The competing leasehold launches nearby offer resort facilities, fresh finishes, and MRT adjacency — at S$1,700–2,200 psf, they price in those advantages, but they are meaningfully more convenient for daily commuters.

For investors, the 3.49% gross yield is thin but not unusual for a freehold OCR asset at this price point. The rental market in D13 is active given the school belt and the Bidadari growth story, but rental ceilings for an older boutique condo without premium facilities will be lower than for newer launches. Own-stay buyers who are car-owners, value a quiet and private environment, and intend to hold for a decade or more will find Clydeswood’s proposition the most compelling. Short-term investors or MRT-dependent households are better served by the larger leasehold developments nearby.