Elta
Elta is a 99-year leasehold development of 501 units in District 5, fronting the Clementi / West Coast / Pasir Panjang corridor and developed by HC Land, the long-established Hong Leong-linked developer behind multiple Clementi-area projects. The site sits within a short walk of Clementi MRT on the East-West Line, with the future Cross Island Line interchange under construction, and is flanked by the National University of Singapore (NUS), the One-North research cluster and the maturing Jurong Lake District (JLD) to the west.
Land tenure starts from 2024, so by the time most buyers move in the lease still reads close to 98 years, a meaningful premium over the 99LH stock that launched in the 2017–2019 cycle. The project is reported as recently completed (TOP 2025), which is unusual: most fresh launches are several years from handover. That compresses the gap between paying ABSD and collecting rent, but it also means the price chart has barely any post-TOP transactions to anchor expectations.
The reasonable framing is this: Elta is an OCR launch with CCR-adjacent demand drivers — NUS, One-North, future JLD employment — and a clean lease. The question is whether the launch pricing has already absorbed that story, and how it stacks up against established competition like Parc Clematis, Normanton Park and Whistler Grand. For a structured walk-through of price benchmarks across the district, see our District 5 deep dive and the island-wide price heatmap.
Methodology note: figures cited reflect URA caveats and HDB data available as of May 2026. Investors should re-verify before any decision using a licensed mortgage broker and our affordability tools.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Overview & Key Facts
ELTA is the first new-launch condominium in Clementi in four years, jointly developed by MCL Land and CSC Land Group under their joint entity HC Land (Clementi) Pte Ltd. Rising as two 39-storey towers on a generous 144,788 sq ft site at 10 Clementi Avenue 1, the 501-unit development was one of the most closely watched launches of early 2025. MCL Land’s pedigree — Tembusu Grand, Piccadilly Grand, Leedon Green — gave buyers confidence, and the market responded: 326 of 501 units (65%) sold on launch weekend at an average of $2,537 PSF.
Designed by P&T Consultants with landscape architecture by Ecoplan Asia, ELTA’s twin towers feature a facade of aluminium fins and boxed frames that create a clean, modern silhouette visible from the AYE. The architectural brief — “Elevated Modern Living” — manifests as sky bridges connecting elevated pavilions through treetop-level greenery, a design move that makes creative use of the 49% site coverage. At 39 storeys each, these are among the tallest residential towers in Clementi, and upper-floor stacks on the north side enjoy sweeping views toward Dover and one-north.
ELTA’s strategic positioning is undeniable. It sits at the nexus of Singapore’s western growth corridors — the one-north tech hub, Jurong Lake District, and Jurong Innovation District — while being firmly rooted in Clementi’s established residential fabric. NUS High School of Mathematics and Science is literally next door, and Nan Hua High School sits across the road. The question for buyers is not whether Clementi is a good address, but whether $2,642 PSF (trailing 12-month average) represents fair value for a project that is 880 metres from its nearest MRT station.
Location & Connectivity
ELTA is situated along Clementi Avenue 1, flanking the Ayer Rajah Expressway to its south. Clementi MRT (East-West Line) is approximately 880 metres away — a realistic 11–13 minute walk depending on pace. That MRT distance is ELTA’s most frequently cited drawback. However, the picture improves significantly by 2032 when Clementi MRT is slated to become an interchange station with the Cross Island Line, adding a second line to an already well-connected node. Bus services along Clementi Avenue 1 and Commonwealth Avenue West are plentiful and reach the MRT within minutes.
ELTA sits within striking distance of three major economic engines: one-north (3 km), Jurong Lake District (5 km), and Jurong Innovation District (8 km). The one-north corridor alone houses Fusionopolis, Biopolis, and a growing cluster of tech companies — a potent source of both rental demand from knowledge workers and long-term capital appreciation.
Daily necessities are well served. Clementi Mall (1.3 km) anchors the neighbourhood with FairPrice Finest, a public library, and a cinema. For bigger retail runs, JEM and Westgate at Jurong East are two MRT stops away. Sheng Siong supermarket is a 5-minute walk from the development. For hawker fare, Clementi 448 Market and Food Centre is a reliable bet within easy reach by bus.
The school ecosystem is exceptional. NUS High School of Mathematics and Science (570m) and Kent Ridge Secondary (660m) are within walking distance. Clementi Primary (950m) and ACS Independent (990m) round out a remarkably strong cluster. The proximity of NUS, Singapore Polytechnic, and Ngee Ann Polytechnic adds a tertiary education dimension that few condos can match. For families with school-going children, this catchment is a compelling reason to pay the ELTA premium.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| NUS High School of Mathematics and Science | jc | Within 1 km |
| Kent Ridge Secondary School | secondary | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| Clementi Town Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | Within 1 km |
| Singapore Polytechnic | tertiary | ~1.2 km |
| Pei Tong Primary School | primary | ~1.3 km |
| United World College of South East Asia (Dover) | international | ~1.5 km |
Facilities
ELTA’s 144,788 sq ft site allows for a generous spread of over 50 facilities across ground level and elevated sky decks. The centrepiece is a 50-metre lap pool, flanked by a leisure pool, children’s wading area, and sun decks. A fully equipped gymnasium, tennis court, yoga corner, and walking tracks cater to fitness enthusiasts. What sets ELTA apart from typical new launches is the elevated facility cluster dubbed “The Canopy” — three pavilions linked by a sky bridge winding through mature trees, offering function rooms, garden spaces, and a vantage point above the landscaped grounds. BBQ pits, a clubhouse, spa room, and resting pods scattered throughout the development ensure variety for different moods and occasions.
“The showflat convinced us on the facilities — the sky bridge concept and the amount of greenery for a 501-unit project is impressive. The lap pool is proper 50 metres, not the tiny plunge pools you see at some launches. We bought a 3-bedder on launch weekend.”
— Buyer at launch, StackedHomes forum, Feb 2025
Unit Sizes & Layout
ELTA offers 10 unit types ranging from 1-Bedroom + Study (506 sq ft) to 5-Bedroom (1,776 sq ft), with the sweet spot at the 2-Bedroom Premium (700 sq ft) and 3-Bedroom (926 sq ft) configurations that drove most launch-weekend sales. A standout is the 4-Bedroom Dual Key (1,313 sq ft), catering to multi-generational families or owner-investors who want to live in one wing and rent out the other. All units share a 2.79-metre ceiling height and comply with the GFA harmonisation guidelines, meaning the stated square footage excludes AC ledges and other unusable areas — what you see is genuinely liveable space.
ELTA comes fitted with premium European brands: Hansgrohe bathroom fittings, Duravit sanitary ware, Küche kitchen systems, and Smeg appliances. Smart-home features include digital locksets and app-enabled lighting and air-conditioning controls. The consistent use of quality brands across all unit types — not just the larger formats — reflects MCL Land’s approach to standardised quality.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 175 | $2,551 | $1,604,080 |
| 2 BR | 101 | $2,607 | $2,307,911 |
| 3 BR | 107 | $2,543 | $2,995,785 |
| 4 BR | 16 | $2,367 | $3,798,250 |
Pricing & Market Position
Based on 399 recorded transactions, sale prices range from $1,158,000 to $4,432,000, averaging $2,243,444 (~$2,601 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 1.1% (from $2,553 to $2,581 psf).
Neighbourhood Comparison
In the Clementi-Dover corridor, ELTA faces direct comparison with several established condos. Normanton Park ($1,864 PSF, 1,862 units) offers significantly lower entry pricing and superior MRT proximity (Kent Ridge, 450m), but it is a mega-development with density trade-offs. Parc Clematis ($1,880 PSF, 1,468 units) is another large-scale option closer to Clementi MRT. Both transact at roughly 30% below ELTA’s current PSF, making ELTA the clear premium play in the district.
The more interesting comparison is with fellow new launch Faber Residence ($2,154 PSF, 399 units), which launched later in 2025 at a notably lower PSF. Faber Residence’s low-rise, riverfront positioning is attractive, but its 1.46 km MRT distance and lower walkability score (36 vs ELTA’s 50) are significant disadvantages. Meanwhile, Lyndenwoods ($2,462 PSF) nearby trades close to ELTA’s range but with a much smaller unit count and less comprehensive facilities. ELTA’s positioning is as the premium, full-facility option in western District 5.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,601 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
| LYNDENWOODS | 99 yrs lease commencing from 2025 | 2025 | 343 | $2,462 |
Lease Decay Analysis
The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
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 ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ELTA across multiple dimensions.
What Residents Say
“We chose ELTA over Normanton Park purely for the school proximity. NUS High is next door and Clementi Primary is within 1 km. Our older child walks to Kent Ridge Secondary. The MRT distance is the trade-off, but we drive anyway so it doesn’t affect us daily.”
— Buyer, PropertyGuru forum, 2025
“The PSF is steep for Clementi — no way around it. We’re paying $2,500+ per square foot for an OCR address that’s 880 metres from the MRT. But the showflat quality and MCL Land’s track record convinced us. Twin Vew and Clavon next door have held value well despite AYE noise.”
— Launch weekend buyer, StackedHomes, 2025
“I’m a market observer and honestly think ELTA is a bet on Clementi’s future rather than its present. The one-north corridor is real, the CRL interchange is confirmed, and MCL Land doesn’t build poorly. But you need a 5-7 year horizon to see returns here. Short-term flippers will be disappointed.”
— Property analyst commentary, PLB Insights, 2025
Strengths & Weaknesses
- First new launch in Clementi in 4 years — scarcity premium in a proven neighbourhood
- MCL Land + CSC Land developer pedigree (CONQUAS Band 1 on TWIN VEW)
- Exceptional school catchment: NUS High 570m, ACS Independent 990m, Clementi Primary 950m
- 97 years remaining on lease — near-full tenure for 99-year leasehold
- Over 50 facilities including 50m lap pool, tennis court, and sky bridge pavilions
- Premium European fittings (Hansgrohe, Duravit, Smeg) across all unit types
- Dual-key 4-bedroom option (1,313 sq ft) for multi-generational or investor flexibility
- 2.79m ceiling height and GFA-harmonised layouts — genuine liveable space
- Strategic location between one-north tech hub and Jurong Lake District growth corridors
- Clementi MRT is 880m away — a genuine 11-13 minute walk with no shelter for part of the route
- Premium pricing at $2,642 PSF — 40% above Normanton Park and Parc Clematis in the same district
- AYE highway frontage raises noise and dust concerns for south-facing stacks
- No rental track record yet — yield projections are speculative until TOP and tenant demand is tested
- CRL interchange at Clementi (2032) is the key catalyst but 6+ years away
- OCR address commanding RCR-level pricing limits near-term capital upside
- 49% site coverage is high — less ground-level open space than the facility count suggests
Verdict: A Strategic OCR Launch That Demands Patience
Elta is one of the more strategically positioned 99-year leasehold launches in District 5 this cycle. The combination of a fresh ~98-year lease, direct walking access to Clementi MRT, exposure to the Cross Island Line interchange, proximity to NUS and One-North, and the medium-horizon Jurong Lake District story is genuinely strong on paper. At 501 units, it avoids the absorption tail that has weighed on some 1,000+ unit launches in the same corridor, and the TOP 2025 status removes construction risk almost entirely.
The case for buying rests on three pillars: lease premium versus the surrounding 1990s and 2000s 99LH stock; rental support from a deep NUS / One-North tenant pool; and forward optionality on CRL and JLD. The case against rests on three counter-pillars: new-launch premium versus immediately occupiable resale stock at Parc Clematis, Whistler Grand and Normanton Park; ABSD-driven friction for investor buyers; and the possibility of further GLS supply in the 2026–2028 window.
For owner-occupiers in the NUS, One-North and Clementi catchment with a 10-year+ horizon, Elta is a credible primary home where the lease premium directly offsets a higher entry PSF. For investors, the math is tighter: yields will likely sit in the mid-3 percent range, and the ABSD plus moderate price upside means break-even is best modelled over 8–10 years rather than 3–5. For speculators chasing 12–24-month capital gains, this is not the project.
Recommended next steps:
- Pull recent caveats for Parc Clematis, Whistler Grand and Normanton Park from the URA caveat database to anchor PSF expectations.
- Stress-test affordability through our mortgage calculator and check the full stamp-duty bill via the stamp duty calculator.
- Use the rental yield calculator with realistic NUS / One-North rent comps before assuming any income.
- Review the broader West Coast price corridor on the price heatmap and our District 5 analytics page.
Comparables: How Elta Stacks Up
The most relevant comparable set for Elta is the trio of large 99LH launches that absorbed the Clementi / West Coast demand pool over the last cycle: Parc Clematis, Normanton Park and Whistler Grand. All three are TOP-completed, with real resale data, and each illustrates a different angle on the Elta thesis.
Parc Clematis (D5, 99LH 2018, ~1,468 units, TOP 2022)
The largest direct comparable. Parc Clematis sits one MRT stop away at Clementi / Jurong East fringe, with strong amenity depth and a mature unit-mix. Its scale generates consistent resale liquidity but also persistent listing volume, which can cap near-term price growth. Versus Elta, Parc Clematis offers immediate occupancy and a known PSF benchmark; Elta offers a slightly fresher lease and a smaller, less competitive stack.
Normanton Park (D5, 99LH 2018, ~1,862 units, TOP 2023)
Sits closer to Kent Ridge and One-North, with a strong tenant story but a very large unit count. Normanton Park’s pricing journey from launch to current resale provides a useful proxy for how Elta might trade after stabilisation — the takeaway is that large OCR launches typically need 18–36 months post-TOP for resale prices to clear above launch PSF.
Whistler Grand (D5, 99LH 2017, ~716 units, TOP 2022)
Closer in scale to Elta and a useful liquidity comparable. Whistler Grand sits further along West Coast Vale, with a different access pattern to MRT (bus / drive rather than direct walk). Versus Elta, the lease is shorter by roughly seven years and the rail access is weaker, which should justify a meaningful PSF differential.
Quick comparable table
- Elta: 501 units, 99LH 2024, TOP 2025, direct walk to Clementi MRT, fresh lease.
- Parc Clematis: ~1,468 units, 99LH 2018, TOP 2022, near Clementi.
- Normanton Park: ~1,862 units, 99LH 2018, TOP 2023, near Kent Ridge / One-North.
- Whistler Grand: ~716 units, 99LH 2017, TOP 2022, West Coast Vale.
To run a structured comparison of pricing, layouts and facilities, use our comparison tool, and benchmark price gradients across the corridor on the price heatmap.
Investment Analysis: Lease, Yield and Catalysts
Lease and entry profile
The strongest structural argument for Elta is its fresh 99-year lease commencing in 2024. Lease decay is non-linear: the steepest value drag historically begins as a property approaches the 60- and 79-year thresholds that affect CPF usage and bank financing. A 98-year remaining lease at handover gives buyers two full decades before any of those decay-driven valuation effects start to bite, and meaningfully outperforms District 5 stock launched in 2017–2019, which now reads closer to 92–95 years.
Pricing context vs comparable launches
Elta sits in the same competitive set as Parc Clematis (TOP 2022), Whistler Grand (TOP 2022) and Normanton Park (TOP 2023). All three were absorbed during the 2019–2023 cycle and now trade on the resale market, providing real price discovery. Elta is launching into a market where these competitors offer immediate occupancy at known PSF, which sharpens the question of whether the new-launch premium is justified by lease, facilities and forward CRL / JLD optionality. Buyers should map ask prices against URA caveats for these neighbouring projects before committing.
Yield and tenant pool
The NUS / One-North tenant pool is one of the deepest in Singapore outside the CBD. Two-bedroom rents in Clementi have historically supported gross yields in the mid-3 percent range for newer 99LH stock, with some compression on larger units. Investors should model conservatively: assume 4–6 weeks of annual vacancy, a property management fee, and the 2024 MAS rules on TDSR and stress-test interest rates. Our mortgage calculator, yield tool and stamp duty calculator walk through the full cost stack including ABSD.
Risks worth pricing in
- New-launch absorption: with TOP already reached, the runway between caveat and rent is short, but so is the cushion if sentiment softens. Track monthly developer caveat counts via the new launches map.
- ABSD drag for investors: ABSD is currently 20 percent for Singapore-citizen second properties and 60 percent for foreigners; this materially extends payback. See IRAS ABSD guidance.
- Adjacent supply: further GLS sites in the West Coast and Clementi reserve list could add new launches in the 2026–2028 window, capping near-term capital growth.
- Macro rates: SORA-linked mortgages remain the main sensitivity for cash flow; see MAS SORA for current benchmark levels.
Liquidity and exit
At 501 units, Elta is large enough to generate consistent secondary-market activity but small enough to avoid heavy concurrent listings. Exit liquidity will depend on how Parc Clematis, Whistler Grand and Normanton Park trade through 2026–2028, since those projects will define the resale benchmark for Clementi-area 99LH stock.
The Neighbourhood: Clementi, NUS and the JLD Halo
Clementi is one of the more economically diversified housing estates in the west: a long-established HDB town with a strong food and retail spine at Clementi Mall and 321 Clementi, anchored by Clementi MRT on the East-West Line and within a 20-minute MRT ride of both Raffles Place and Jurong East. The catchment includes NUS, Singapore Polytechnic, ACS (Independent) and a cluster of strong primary schools, which sustains both family and rental demand.
The two big forward catalysts are infrastructure and employment. The Cross Island Line (CRL) will create an interchange at Clementi, giving residents a direct rail link towards Bright Hill, Ang Mo Kio and the eastern catchment without changing trains at Buona Vista or Outram Park. On the employment side, the Jurong Lake District masterplan is positioning a second CBD roughly 25 minutes by MRT or car, alongside a continued build-out at One-North on the eastern flank.
For end-users, the practical day-to-day picture is strong: walking-distance access to Clementi Mall, the 24-hour hawker centre at Block 448, the Clementi Stadium and Sports Centre, and good cycling links along the Ulu Pandan Park Connector. For investors, the rental backdrop is supported by NUS staff and graduate students, plus tenants working at One-North biotech and tech firms.
To benchmark surrounding price levels and rental yields against other West Coast and Bukit Timah-fringe pockets, use our price heatmap alongside the rental yield calculator.
The Property: Site, Tenure and Layout
Elta occupies a parcel in the Clementi / Pasir Panjang stretch of District 5, an OCR sub-market that increasingly behaves like a CCR-adjacent rental belt because of NUS, One-North and Mapletree Business City. The 99-year lease starts from 2024, giving a fresh lease profile rarely seen in this part of the West Coast, where many competing condos are 1990s or early-2000s 99LH stock now well below 80 years remaining.
With 501 units across the development, Elta is mid-sized by OCR launch standards — large enough for a credible facilities deck and reasonable maintenance scale, small enough to avoid the absorption drag that can weigh on 1,000+ unit launches. By way of contrast, Parc Clematis carries roughly 1,468 units, Normanton Park more than 1,800, and Whistler Grand around 716, so Elta’s smaller stack is a meaningful differentiator if you care about exit liquidity per launch tranche.
The unit mix skews towards efficient one- and two-bedroom layouts targeting the NUS / One-North rental pool, with a smaller share of three- and four-bedroom family units. Buyers should pay attention to stack-level orientation and the proximity to Clementi Forest and the Pandan Reservoir green corridor, which influence both view premiums and long-term liveability. For a like-for-like comparison of layouts and facilities against neighbouring launches, use our side-by-side comparison tool.
External reference points worth noting:
- URA caveat database for verified transactions.
- URA Master Plan for plot ratio, height controls and adjacent land use.
- SLA lease guidance on 99-year leasehold mechanics.
Who It Is For
Ideal buyer profile
- NUS / One-North dual-income households who want a fresh-lease primary home with under-30-minute commutes to NUS, MBC, Fusionopolis and the future Jurong Lake District employment node.
- Right-sizing HDB upgraders from Clementi, West Coast and Dover who want to remain in a familiar catchment with strong schools, retail and rail access, and who are comfortable with the ABSD remission timeline for selling an existing HDB.
- Long-horizon investors (10 years+) who can absorb ABSD, are comfortable with a sub-4 percent gross yield in exchange for lease premium plus CRL / JLD optionality, and who plan to hold through at least one full property cycle.
Less suitable for
- Buyers seeking immediate capital gains in 12–24 months: new-launch premiums plus adjacent supply make near-term flips unattractive after stamp duties.
- Foreign investors purely on yield: 60 percent ABSD plus moderate Clementi yields means break-even on stamp duty alone often exceeds the holding horizon.
- Pure CCR collectors: those who specifically want District 9, 10 or 11 prestige and rental ceiling should look at OCR-launch alternatives only as a diversifier, not a substitute.
Decision framework
Before committing, walk through three checks:
- Stress-test the mortgage at SORA + 3 percent using our mortgage calculator.
- Map projected rent and yield using the rental yield calculator against recent NUS / One-North tenancy comps.
- Sense-check the all-in stamp-duty bill via the stamp duty calculator, especially if this is a second property.