Monterey Park Condominium
Overview & Key Facts
Monterey Park Condominium is a 280-unit mid-size condominium on West Coast Rise in District 5, developed by City Developments Limited (CDL) — one of Singapore’s most established and trusted listed developers. The development sits on a 999-year lease commencing from 1885, giving it approximately 858 years of remaining tenure and an effective status equivalent to freehold for all practical purposes: CPF Ordinary Account funds can be used without restriction, bank financing is unrestricted, and there is no meaningful lease decay trajectory within any investment horizon a buyer would consider.
West Coast Rise is a quiet residential road tucked within the mature West Coast estate of Clementi, a well-established private housing enclave that has attracted a consistent owner-occupier and professional renter base for decades. The surrounding neighbourhood is defined by low-density private housing, leafy streets, and a community that benefits from proximity to the National University of Singapore (NUS), one-north business park, and the Science Park cluster — an employment hub that draws a steady stream of academics, researchers, and tech professionals who prioritise residential quiet over urban density.
At an average transacted price of $2,277,806 (approximately $1,582 PSF), Monterey Park Condominium delivers CDL’s characteristic construction quality and facilities standard at a price point that is materially accessible relative to CDL’s more prominent CCR and RCR developments. The combination of a 999-year lease, CDL pedigree, mature West Coast location, and sub-$1,600 PSF entry makes the development a compelling proposition for buyers who prioritise tenure security and developer quality at an RCR-equivalent price.
With an average rental rate of $5,060 per month across recorded transactions and an implied gross yield of approximately 2.7%, the development’s data profile reflects steady occupancy driven by the NUS–one-north–Science Park employment corridor. The 280-unit scale supports a full facilities deck while maintaining a community that is human in scale — large enough to justify a clubhouse, pool, and courts infrastructure, small enough to avoid the anonymous density of 500+ unit mass-market developments.
Location & Connectivity
Monterey Park Condominium sits on West Coast Rise, a quiet residential road in the mature West Coast estate of Clementi in District 5. The address is bounded by the low-density private housing of the West Coast corridor to the north and west, with Clementi Road providing the primary arterial connection to the rest of the city. The neighbourhood’s character is defined by wide tree-lined streets, single-family housing plots, and a community that has been established since the 1970s — a level of residential maturity that newer private estates in the OCR cannot replicate.
MRT connectivity is provided primarily by Clementi MRT (EW23) on the East West Line, which is approximately 1.5–2 km from the development — a 15–20 minute walk or a short bus or car ride. For residents who commute regularly, the Clementi–CBD connection via the EWL is direct: Jurong East interchange is three stops west for NSL connections; City Hall is approximately 30 minutes door-to-door by train. Looking ahead, the Cross Island Line (CRL) will introduce a West Coast station serving this precinct, which is expected to significantly improve MRT walk-access from the development when it opens.
The lifestyle geography of West Coast is anchored by the proximity to NUS, whose Kent Ridge campus is less than 2 km to the south-east, and the one-north business park and Science Park I & II cluster, which together form one of Singapore’s largest concentrations of research, biomedical, and technology employment. For professionals and academics employed in this corridor, West Coast Rise is a premium residential address — a short commute away from the campus, quiet, leafy, and substantially more spacious than the Queenstown or Buona Vista apartments that some colleagues inhabit.
Day-to-day retail is well-served. West Coast Plaza is a 5–10 minute drive and functions as the neighbourhood’s community retail hub with supermarket, F&B, and services. Clementi Mall at the MRT station offers a full-service shopping and dining environment. For larger retail, JEM and Westgate at Jurong East are under 15 minutes by car or train. West Coast Park, one of Singapore’s most popular family recreation parks with extensive cycling paths, BBQ pits, and dog-friendly areas, is less than 2 km from the development — a genuine daily amenity for active residents and families.
The school landscape includes Henry Park Primary School and Clementi Primary School in the immediate catchment area, along with NUS High School of Mathematics and Science for secondary students — a distinctive academic institution that draws families from across Singapore. Anglo-Chinese Junior College and Anglo-Chinese School (Independent) are accessible from Clementi via the EWL.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Qifa Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | ~1.0 km |
| Nan Hua Primary School | primary | ~1.1 km |
| Clementi Town Secondary School | secondary | ~1.2 km |
| Nan Hua High School | secondary | ~1.2 km |
| Clementi Primary School | primary | ~1.5 km |
| Pei Tong Primary School | primary | ~1.9 km |
Facilities
As a CDL-developed 280-unit condominium, Monterey Park Condominium offers a well-rounded facilities deck appropriate to its mid-size scale. The facilities suite includes a swimming pool, gymnasium, tennis courts, function room and clubhouse, BBQ pits, a children’s play area, and 24-hour guarded security — the full standard set that CDL delivers consistently across its mid-range residential portfolio. CDL’s reputation for construction quality and ongoing maintenance is well-established in Singapore’s property market, and the development’s physical condition reflects the developer’s characteristic attention to build quality and common area upkeep.
The 280-unit scale is a practical sweet spot for facilities sharing. A pool and tennis court shared among 280 households is meaningfully less contested than the same facilities shared among 400–600 units in a large-scale OCR development, but the unit count is large enough to fund the ongoing maintenance and MCST management that smaller boutique developments sometimes struggle with. Residents consistently report that the communal facilities are well-maintained and accessible without the booking friction that plagues larger developments during peak hours.
“The pool is very well-maintained and never overcrowded. For a CDL development the build quality is what you would expect — solid and reliable. The management council has kept the estate in good condition over the years.”
— Owner review via PropertyGuru
The development’s landscaping benefits from the maturity of the West Coast estate context: the site retains the green character of an established private housing area rather than the freshly planted softscaping of a newer development. For owner-occupiers and families who use the outdoor facilities daily, the mature garden character is a genuine quality-of-life differentiator.
Unit Sizes & Layout
Monterey Park Condominium’s 280 units span a range of configurations designed to serve the owner-occupier and professional renter market that characterises the West Coast–Clementi corridor. The unit mix includes 2-, 3-, and 4-bedroom configurations, with the majority of the stock in the 3- and 4-bedroom range — a distribution consistent with CDL’s positioning of the development as a family-grade residential product rather than a compact-unit investor play. Average transacted PSF of approximately $1,582 positions the development as an accessible CDL product: buyers are getting the developer’s characteristic build quality, layout integrity, and construction standards at a price that reflects the development’s West Coast OCR-adjacent positioning rather than the CCR premium that CDL’s more prominent addresses command.
CDL’s unit layouts are consistently well-regarded for efficient space planning and practical livability. Kitchens are typically separated from living areas with proper cabinetry and dedicated wet & dry zones; bedrooms maintain proportions that allow proper furniture placement; and the overall layout logic prioritises practical day-to-day use over visual spectacle. For buyers upgrading from an HDB executive flat or a 1990s-era private apartment, the CDL standard at Monterey Park offers a clear quality step-up with minimal renovation required beyond cosmetic updates.
The 999-year lease from 1885 is a defining unit-level attribute. With approximately 858 years of remaining tenure, the development has effectively perpetual title: CPF Ordinary Account funds can be used without restriction on loan quantum or tenure, bank financing is at standard rates and LTV ratios, and there is no lease decay trajectory to manage within any realistic investment or holding horizon. For buyers who have evaluated leasehold alternatives in the same price range, the 999-year title at comparable PSF levels is a material differentiator — the lease certainty alone justifies a premium over 99-year leasehold comparables in the district.
The development’s vintage means that units in their original condition will benefit from renovation to bring kitchens, bathrooms, and fixtures up to contemporary standards. Buyers should factor a renovation budget into their acquisition cost. However, the structural quality of CDL construction means that the underlying fabric of the units — walls, flooring substrate, plumbing, and electrical rough-in — typically holds up well over time, and the renovation investment required is cosmetic rather than structural.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,580 | $2,032,500 |
| 4 BR | 21 | $1,560 | $2,264,940 |
| 5 BR | 2 | $1,284 | $2,639,000 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $1,710,000 to $2,678,000, averaging $2,258,213 (~$1,642 psf).
Rents range from $2,500 to $7,300 per month across 209 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 32.1% (from $1,364 to $1,802 psf).
Neighbourhood Comparison
The most direct comparison for Monterey Park Condominium within the West Coast–Clementi precinct is Camelot by the Water on West Coast Ferry Road — a 214-unit freehold development that similarly targets the mature West Coast owner-occupier market. Camelot’s freehold title commands a PSF premium over Monterey Park, but the gap between a freehold and a 999-year leasehold is philosophically thin for most buyers: both titles are effectively perpetual, and neither carries the lease-decay risk of a 99-year leasehold product. The choice between the two turns on specific unit availability, layout preferences, and views rather than any material tenure distinction.
In the 99-year leasehold segment, several West Coast and Clementi condominiums — including developments along Clementi Avenue and West Coast Avenue — trade at lower PSF levels, reflecting the standard leasehold discount and, in some cases, remaining tenure below 75 years with associated CPF restrictions. For buyers who have been comparing Monterey Park against these leasehold options at lower PSF entry points, the Monterey Park premium over comparable 99-year leasehold developments is clearly justified: 999-year tenure at equivalent or moderately higher PSF removes CPF financing constraints, eliminates lease decay management, and preserves the full eventual land value for the long run.
Against The Clement Canopy on Clementi Avenue 1 — a 505-unit 99-year leasehold completed 2019, developed by UOL Group and SingLand — Monterey Park’s comparison is instructive. Clement Canopy offers a newer construction vintage (2019 versus Monterey Park’s vintage), a full lifestyle facilities deck, and close proximity to Clementi MRT. It transacts at higher PSF levels reflecting its recency and facilities premium. However, its 99-year lease from approximately 2015 means 89 years remain today — adequate for current buyers but with a finite trajectory. Monterey Park’s 858-year tenure at a meaningfully lower PSF represents a genuine value case for long-hold buyers and CPF-reliant purchasers who prioritise tenure security and CDL quality over newer finishes.
For buyers considering the broader District 5 market, Kent Ridge Hill Residences on South Buona Vista Road offers a newer new-launch-era product at premium PSF, closer to NUS and the Buona Vista interchange station. Kent Ridge Hill targets a different buyer profile — premium RCR pricing, newer vintage, stronger MRT walk-access — at a substantially higher price point. The comparison highlights Monterey Park’s proposition clearly: CDL quality, 999-year tenure, mature estate character, and accessible PSF for buyers who do not require the most recent construction vintage or the best MRT walk-access score.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MONTEREY PARK CONDOMINIUM | 999 yrs lease commencing from 1885 | 2006 | 280 | $1,642 |
| 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 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~79 years | Full bank financing available |
| 2036 | ~69 years | CPF usage still unrestricted for most buyers |
| 2045 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2065 | ~39 years | Significant financing restrictions for next buyer |
| 2105 | 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 ~69 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MONTEREY PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“We have been here for years and have no intention of moving. The West Coast address is irreplaceable — quiet, leafy, and close to NUS and one-north. The CDL build quality has stood the test of time. Facilities are well-maintained, management is professional.”
— Owner review via PropertyGuru
“Great development for families. Henry Park Primary is nearby, West Coast Park is a 5-minute drive. The pool is clean and accessible. The 999-year lease gives peace of mind that a standard 99-year leasehold simply cannot.”
— Resident comment via EdgeProp
“We rent here while working at the Science Park. The unit is spacious, well laid-out, and the neighbourhood is genuinely quiet. Bus to one-north is convenient. Very happy with the living environment.”
— Tenant review via 99.co
“Solid CDL quality. The estate is mature and the management council is active. My only note is that MRT access requires a bus or car — it is not walking distance to Clementi station. But if you have a car or work nearby, this is a top West Coast address.”
— Resident review via SRX
The resident feedback pattern at Monterey Park Condominium is consistent and positive: strong satisfaction with the quiet West Coast estate environment, CDL build quality, and facilities maintenance; clear awareness of the car-dependent nature of the address relative to MRT nodes; and broad appreciation for the 999-year tenure structure among buyers who have previously navigated leasehold financing constraints. The tenant profile is dominated by NUS academics and staff, one-north and Science Park professionals, and Singaporean families drawn by the Henry Park Primary School catchment — a stable renter base that underpins the development’s $5,060 monthly rental average and low vacancy profile.
Strengths & Weaknesses
- 999-year lease from 1885 (~858yr remaining) — effectively freehold-equivalent; full CPF OA usage, unrestricted bank financing, no lease decay trajectory
- CDL developer pedigree — one of Singapore’s most reputable listed developers, known for construction quality, reliable maintenance, and professional estate management
- West Coast mature estate — quiet, leafy, low-density residential character preserved by surrounding private housing zoning
- NUS–one-north–Science Park proximity — one of Singapore’s largest academic and tech employment hubs within easy commute range, underpinning strong rental demand
- $1,582 PSF for CDL 999yr tenure — accessible entry for near-freehold CDL quality; meaningfully below CDL’s CCR/RCR portfolio pricing
- West Coast Park nearby — one of Singapore’s most popular family recreation parks with cycling paths, BBQ facilities, and dog-friendly areas
- CRL future West Coast station — structural infrastructure tailwind expected to improve MRT walk-access and support long-term price appreciation
- Mid-size 280-unit scale — full facilities deck with good facilities-to-resident ratio; pool and courts accessible without booking friction
- Henry Park Primary School catchment — a consistently sought-after primary school among family buyers in District 5
- MRT walk-access is limited — Clementi MRT (EW23) is 15–20 minutes walk; development is best suited to car owners or those who commute within the nearby employment corridor
- Development vintage — units in original condition require cosmetic renovation; kitchens and bathrooms will not meet contemporary specification without refurbishment budget
- Gross yield of ~2.7% is modest — investment return is driven by capital preservation and tenure value rather than income yield
- No nearby MRT within walking distance until CRL West Coast station opens — timeline subject to LTA confirmation
- West Coast Rise is a quiet suburban address — buyers seeking urban vibrancy, waterfront promenade access, or F&B-dense street-level activity should look at alternative D5 addresses
Verdict
Monterey Park Condominium’s investment case rests on a combination of factors that are individually common in Singapore’s residential market but rare in combination: CDL developer quality, a 999-year lease at effectively freehold-equivalent terms, a mature West Coast estate address, and a $1,582 PSF price point that is meaningfully accessible relative to CDL’s more prominent District 9–11 developments. For buyers who want the tenure security of near-freehold land, the credibility of a top-tier Singapore developer, and the residential quiet of an established private estate — at a price that falls within reach of the HDB upgrader market — the value proposition is genuine.
The development’s central practical consideration is MRT accessibility. Clementi MRT (EW23) is approximately 1.5–2 km away — comfortably within bus range and a short drive, but beyond comfortable walking distance for daily commuters. The development is best suited to car-owning households, professionals who commute within the one-north–NUS–Science Park corridor by bus or bicycle, or buyers for whom the CRL’s future West Coast station represents a meaningful infrastructure improvement to factor into a long-term hold calculation.
The 999-year lease from 1885 deserves specific emphasis in the investment analysis. In a Singapore property market where the distinction between freehold and leasehold has become increasingly financially consequential — with CPF restrictions tightening as 99-year leasehold products age and remaining tenures compress — Monterey Park’s near-perpetual title is a structural moat. The development will not face the financing constraints, CPF restrictions, or lease decay discounting that its 99-year leasehold competitors will progressively encounter over the next two to three decades. At $1,582 PSF today, buyers are acquiring that tenure security at a price that does not yet fully price in the long-run value of permanence.
Monterey Park Condominium is the right answer for buyers who want CDL-built quality, near-freehold tenure certainty, and mature West Coast estate living at an accessible price — and who either own a car or work within the NUS–one-north corridor that makes the MRT walk-distance a secondary consideration.
The gross yield of approximately 2.7% is characteristic of mature CDL residential developments in well-established estates — not a yield-maximising investment, but a reliable income return supported by a stable professional and academic tenant base. For long-hold investors who prioritise capital preservation, tenure security, and CDL’s track record of asset quality maintenance, Monterey Park offers a defensible long-term hold in one of Singapore’s most established residential enclaves. The CRL tailwind and the progressive repricing of 999-year versus 99-year leasehold products in the buyer’s consciousness are both structural supports for the development’s value over a 10-year-plus horizon.