The Clementvale
Overview & Key Facts
The Clementvale is a 42-unit landed terrace estate occupying the quiet cul-de-sac of Mas Kuning Terrace in District 5 — a leafy pocket of the Clementi-West Coast corridor tucked between the Ayer Rajah Expressway and the verdant fringe of Kent Ridge. Developed by Westgarden Development Pte Ltd (a subsidiary of Chuan Hup Holdings Ltd) and completed in 2002 under a 99-year lease commencing May 1997, it is one of a handful of strata-titled terrace developments in D5 that offers the spatial language of landed living — private driveways, garden plots, multi-storey layouts — within a managed estate framework.
With unit sizes ranging from approximately 1,572 sqft to 4,900 sqft and the most popular configuration running at 5-bedroom / 2,432 sqft, The Clementvale sits at a very different scale from a typical condominium apartment. The estate’s 42 terrace houses are numbered across a single internal road, creating an unusually close-knit neighbourhood character within the broader Clementi residential grid.
Its most singular selling point is location within what property agents have long called the western academic belt: NUS High School of Mathematics & Science, National University of Singapore, Singapore Polytechnic, and ACS (International) all fall within a 1.6 km radius. No other terrace estate in Singapore clusters this density of tertiary and pre-university institutions around a private landed address. For families whose household identity is shaped by academic ambition, this proximity is genuinely scarce.
Location & Connectivity
Mas Kuning Terrace is a short internal road with no through traffic — a genuine cul-de-sac in spirit if not always in strict road classification. Residents describe it as quiet even by Clementi standards, set back from the commercial activity around Clementi Avenue 3 and West Coast Road. The immediate streetscape is low-rise landed housing on all sides, giving the estate a density profile closer to Buona Vista black-and-whites than to the HDB-dominant texture of Clementi New Town.
Clementi MRT (EWL, EW23) is 0.85 km away — roughly a 10- to 12-minute walk in Singapore conditions — making it the most accessible MRT option without a car or bus. Once at Clementi, the East-West Line carries commuters to Raffles Place in about 26 minutes. The upcoming Cross Island Line interchange at Clementi (projected 2032) will add a second line to this station, further reinforcing it as a node. Dover MRT (EW22), 1.3 km east, is within cycling distance and sits directly in front of Singapore Polytechnic.
For drivers, the AYE onramp is under 1 km away, connecting to the CBD in roughly 15–20 minutes in off-peak conditions. West Coast Park — one of Singapore’s largest waterfront recreational spaces — is 10 minutes by car, and VivoCity / Harbourfront is about 12 minutes via AYE.
Day-to-day retail is concentrated at The Clementi Mall (FairPrice Finest, Cathay cinema, food court) and West Coast Plaza (Cold Storage), both under 1.5 km. Clementi MRT Bus Interchange gives bus access to most of the western half of Singapore without the need to transfer.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | secondary | Within 1 km |
| NUS High School of Mathematics and Science | jc | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| Kent Ridge Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | ~1.4 km |
| Pei Tong Primary School | primary | ~1.4 km |
| Singapore Polytechnic | tertiary | ~1.6 km |
| Nan Hua Primary School | primary | ~1.6 km |
Facilities
The Clementvale is, at its core, a landed terrace estate — and prospective buyers should calibrate expectations accordingly. There is no shared swimming pool, no gymnasium, no tennis court, and no clubhouse. What the development offers instead is what landed living has always offered: private space, private driveways, and private gardens.
Each terrace house comes with a driveway capable of accommodating multiple vehicles — reports suggest up to six cars in the larger units — which is a meaningful practical consideration for multi-generation households or families with two or more vehicles. The garden plots attached to each unit, while varying in size, allow for the kind of outdoor customisation that is simply not possible in a condominium apartment: vegetable patches, children’s play equipment, al-fresco dining areas, or simply lawn.
The estate itself is managed collectively, with shared internal road maintenance and security perimeter. But the amenity calculus at The Clementvale is fundamentally one of private space over shared facilities — the inverse of what most new-launch condominiums offer. Buyers who have been living in apartments and are seeking facilities breadth may find this an adjustment. Families who have lived in or grown up in landed properties will find the trade-off entirely natural.
“For us the whole point was the driveway and the garden — the children have space to run and we can park without the basement queue. You give up the pool but you get your own yard. That trade made sense for our family.”
— Representative of owner sentiment at comparable western D5 landed estates
The surrounding area compensates for some of the in-estate facility gaps. West Coast Park offers a large adventure playground, cycling paths, and open lawns. The nearby Kent Ridge Park and Southern Ridges network provides an extensive green corridor for runners and hikers. For residents who value outdoor recreation, the western corridor of Singapore punches well above its weight.
Unit Sizes & Layout
The Clementvale’s 42 terrace houses range in built-up area from approximately 1,572 sqft to 4,900 sqft, with the most transacted configuration at around 2,432 sqft (5-bedroom). The larger end of the range — around 4,864 sqft — accommodates 6-bedroom layouts that are suited to multi-generation families or those who work from home and need dedicated studio or office space.
As terrace houses, the units are multi-storey by definition — typically two-and-a-half or three storeys — with ground-floor living and dining areas, bedrooms on upper floors, and a maid’s room or utility room configuration common to properties of this era. The 2002 vintage means layouts reflect the spatial norms of early-2000s Singapore landed design: separate formal and casual living zones, enclosed kitchens, and bathrooms finished in period tilework.
Buyers purchasing for immediate occupation should budget for renovation. The interior finishings have aged two-plus decades and most units on the resale market will have had at least one round of renovation already. The structural envelope — ceiling heights, room proportions, staircase configuration — is generally well-regarded for the format. The upside of vintage D5 landed is that sellers have typically already absorbed the cost of one or two bathroom and kitchen refreshes.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $1,486 | $2,400,000 |
| 5 BR | 4 | $1,057 | $2,232,500 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $1,950,000 to $2,850,000, averaging $2,316,250.
Rents range from $6,800 to $8,300 per month across 3 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 62.8% (from $1,084 to $1,765 psf).
Neighbourhood Comparison
The most relevant comparisons are the large new-launch condominiums in the immediate sub-market rather than other terrace estates, since no directly comparable landed estate in D5 transacts at similar frequency.
Normanton Park (99yr/2019, 1,840 units, ~$1,866 psf) and Parc Clematis (99yr/2019, 1,450 units, ~$1,885 psf) offer much larger facility suites, newer leases, and a more liquid resale market. Their trade-off is apartment-format living at condominium densities. Elta (99yr/2024, 501 units, ~$2,556 psf) and Faber Residence (99yr/2025, 399 units, ~$2,157 psf) represent the newer-launch premium, with fresh leases but significantly higher per-square-foot costs and smaller absolute unit sizes.
Against all four comparators, The Clementvale offers roughly 2–4× the usable floor area per unit at broadly comparable or lower total purchase price. The trade-offs are a 25-year-older lease vintage, no shared facilities, and a thin transaction market that limits price discovery. The development does not compete on facilities or liquidity — it competes on space, privacy, and address.
For the buyer whose priority is school proximity, The Clementvale’s location is arguably superior to all four comparators for access to NUS High School specifically (0.94 km vs 1.2–1.8 km for most Normanton Park blocks). Parc Clematis is the closest condominium rival on the school-proximity metric, but its Clementi Avenue 1 address places it in a higher-traffic zone.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CLEMENTVALE | 99 yrs lease commencing from 1997 | 2002 | 42 | — |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE CLEMENTVALE across multiple dimensions.
What Residents Say
“The street is quiet, the neighbours are stable long-term owners, and the kids can actually play outside without us worrying about traffic. That is the whole value proposition here.”
— Representative of long-term owner sentiment at quiet D5 landed estates
“We targeted this area specifically because of NUS High — the school is less than a kilometre away and the bus service is direct. We are not the only family on this street who made that calculation.”
— Representative tenant perspective on D5 academic-belt terrace rentals
Anecdotal evidence from agent listings and forum discussions suggests The Clementvale attracts a mix of Singaporean multi-generation families, academic families (both local and expatriate) affiliated with NUS and the surrounding institutions, and long-term own-stay owners who have been in the estate since the early 2000s. Turnover is low — as evidenced by only eight resale transactions on record — which is a characteristic of owner-occupied landed estates rather than a sign of illiquidity per se.
The rental market for the estate is thin (three recorded transactions), reflecting the reality that large terrace houses in this price bracket attract a specialist tenant profile: senior academics, expatriate family heads with institutional housing allowances, or returning Singapore families in transition. For landlords, this means vacancies can be longer than in a high-unit condominium, but established tenants tend to commit to multi-year leases.
Strengths & Weaknesses
- Tightest academic cluster in western Singapore — NUS High, ACS(I), NUS, SP all within 1.6 km
- Genuine landed living: private driveway (up to 6 cars), garden, multi-storey layout
- Clementi EWL MRT at 0.85 km — walkable in 10–12 min
- Cross Island Line interchange at Clementi projected for 2032 — future accessibility uplift
- 2–4× the floor area vs equivalent-budget new-launch condo apartment
- Quiet cul-de-sac street with minimal through traffic
- Low turnover — stable, long-term owner community
- West Coast Park, Kent Ridge Park and Southern Ridges within easy reach
- PSF trend appreciating: $1,084 (yr0) → $1,765 (yr2)
- Multi-generation or work-from-home layouts readily achievable at 2,400–4,900 sqft
- 99-year lease from 1997 — ~70 years remaining; lease hits 60-year mark around 2036
- No shared facilities — no pool, gym, tennis court, or clubhouse
- Very thin transaction market (8 resales, 3 rentals) — limited price discovery
- Rental yield of 3.71% based on only 3 data points — treat with caution
- Interior finishings are 20+ years old — renovation budget required
- No new-launch lease freshness for buyers with 15+ year resale horizons
- Parking/car dependency for most retail and F&B errands
- Small rental pool — specialist tenant profile, potentially longer vacancy periods
Verdict
The Clementvale is a niche asset — but a well-defined one. It is not for buyers seeking resort-style facilities, proximity retail beneath the lobby, or the maximum-liquidity profile of a large-development condominium. It is for buyers who have consciously decided that private landed space is the right answer for their household, and who want that asset positioned within cycling range of Clementi MRT and within the tightest academic cluster in Singapore’s west.
The investment case is complicated by the tenure. At roughly 70 years remaining on a 99-year lease that started in 1997, the property is approaching the zone where lease decay begins to register in buyer psychology — not yet, but measurably closer than a 2019-vintage 99-year development. Financing remains broadly available, but buyers should model their exit horizon carefully. If you are buying for a 10-year own-stay with children in school, the tenure math is manageable. If you are buying as a rental asset or with a 15-year resale horizon, you will be exiting with around 55 years remaining — meaningfully below the 60-year threshold that many buyers treat as a soft floor.
Yield data is thin: only three rental transactions underpin the 3.71% gross yield figure, and the median rent of S$6,800 for a large terrace house reflects a relatively illiquid rental sub-market. Buyers should not over-rely on the yield number for investment underwriting.
On the other hand, the price per square foot tells a compelling story for own-stay. At around S$1,084–$1,765 psf across observed transactions, and a median total price of S$2.2M, The Clementvale offers landed floor area that would cost S$3M+ in a new-launch condominium and S$3.5M+ in a comparable freehold terrace in D9 or D10. For families who have made the landed-vs-apartment decision and are working with a S$2–2.5M budget, this address is hard to replicate in western Singapore.