The Spectrum
The Spectrum is a freehold condominium in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), within Singapore's Rest of Central Region (RCR). The development was completed in 2006 and comprises 72 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE SPECTRUM is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by CPL HOMES PTE LTD, comprising 72 units, completed in 2006.
Location & Connectivity
THE SPECTRUM is located in District 5. Check the dashboard for full transport connectivity data.
Schools & Education
6 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| The Japanese School | International | 980m |
| National University of Singapore | Tertiary | 1 km |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | JC | 1.7 km |
| International Community School | International | 1.7 km |
| Anglo-Chinese School (Independent) | Secondary | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,230 psf | $980,000 |
| 3 BR | 3 | $1,315 psf | $1,480,000 |
| 4 BR | 2 | $1,194 psf | $2,044,000 |
| 5+ BR | 1 | $1,282 psf | $3,188,000 |
Market Position
THE SPECTRUM has recorded 7 sales at an average price of $1,813,714.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE SPECTRUM 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 | $3,549/mo | $980,000 | 4.35% | $362/mo |
| 3 BR | $4,404/mo | $1,480,000 | 3.57% | $298/mo |
| 4 BR | $6,725/mo | $2,044,000 | 3.95% | $329/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,226 psf | — |
| 2022 | 2 | $1,228 psf | ↑ 0.1% |
| 2023 | 1 | $1,162 psf | ↓ 5.4% |
| 2024 | 1 | $1,282 psf | ↑ 10.4% |
| 2026 | 1 | $1,493 psf | ↑ 16.4% |
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THE SPECTRUM prices sit at a fresh series high after a 16.4% gain on the prior period, now 21.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 5 reads 134.8 as of June 2026 — down 5.5% 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 |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
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 72 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
Buyers most likely to be happy here: car-owning households, sea-view / waterfront, long-term hold (10+ yr) and freehold / generational hold. Parking and arterial road access matter more here than walking-distance MRT.
It is a weaker fit for yield-focused investors — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
THE SPECTRUM is a freehold development in District 5 (RCR), with 72 units, offering a gross yield of 2.7%.
At ~$1,493 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full THE SPECTRUM dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE SPECTRUM against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (1.1 km away), an upgrader gap of about $1,000,000
FAQ
What is the average PSF for THE SPECTRUM?
Is THE SPECTRUM freehold?
What is the rental yield for THE SPECTRUM?
Sources & Next Steps
- THE SPECTRUM Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 7 transactions
- Rental data: 60 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 7 records analysed · Source: URA private-sale caveats