The Nclave
The Nclave is a freehold condominium located in District 15 (Joo Chiat, Amber Road, Katong), part of the Outside Central Region (OCR). The development was completed in 2008 and comprises 30 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE NCLAVE is a freehold condominium at LORONG N TELOK KURAU in District 15 (OCR), developed by ROXY HOMES PTE LTD, comprising 30 units, completed in 2008.
Location & Connectivity
THE NCLAVE is approximately 490m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 490m |
| Kembangan | East-West Line | 1.1 km |
| Siglap | Thomson-East Coast Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.4 km |
Schools & Education
14 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 270m |
| Chung Cheng High School (Main) | Secondary | 830m |
| East Coast Primary School | Primary | 1.1 km |
| Global Indian International School (GIIS East Coast) | International | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.6 km |
| Tanjong Katong Girls' School | Secondary | 1.6 km |
| Canossa Catholic Primary School | Primary | 1.6 km |
| CHIJ (Katong) Primary | Primary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,575 psf | $1,282,667 |
| 3 BR | 4 | $1,563 psf | $1,722,000 |
| 4 BR | 2 | $1,094 psf | $1,580,000 |
| 5+ BR | 1 | $1,036 psf | $2,130,000 |
Market Position
THE NCLAVE has recorded 10 sales at an average price of $1,602,600.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE NCLAVE 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:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $4,371/mo | $1,282,667 | 4.09% | $341/mo |
| 3 BR | $4,575/mo | $1,722,000 | 3.19% | $266/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,048 psf | — |
| 2022 | 3 | $1,381 psf | ↑ 31.8% |
| 2024 | 4 | $1,563 psf | ↑ 13.2% |
| 2026 | 1 | $1,708 psf | ↑ 9.2% |
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THE NCLAVE prices sit at a fresh series high after a 9.2% gain on the prior period, now 62.9% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 30 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits families with young children, hawker / food enthusiasts, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For mrt-walkable commuters, quiet sanctuary seekers and yield-focused investors, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
THE NCLAVE is a freehold development in District 15 (OCR), with 30 units, offering a gross yield of 3.3%.
At ~$1,708 psf, it represents a competitive entry point in the OCR segment.
Explore the full THE NCLAVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE NCLAVE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (490m away), an upgrader gap of about $950,000
- Bedok — 4-room average $659,895 (1.4 km away), an upgrader gap of about $950,000
- Geylang — 4-room average $761,443 (1.6 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for THE NCLAVE?
Is THE NCLAVE freehold?
What is the rental yield for THE NCLAVE?
Which MRT is nearest to THE NCLAVE?
Sources & Next Steps
- THE NCLAVE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions
- Rental data: 11 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 10 records analysed · Source: URA private-sale caveats