The Stellar
Overview & Key Facts
The Stellar is a 162-unit freehold condominium at West Coast Road in District 5, completed in 2006 by First Bedok Land Pte Ltd. Sitting in the West Coast–Clementi corridor between two of Singapore’s most enduring lifestyle assets — West Coast Park to the south and the mature Clementi estate to the north — The Stellar occupies a freehold land position that is genuinely scarce in a district dominated by 99-year leasehold developments.
At 162 units, the development occupies a boutique-scale niche: large enough to sustain a credible facilities deck, small enough to retain an intimate estate character that larger condominium projects cannot deliver. The unit mix skews toward generously proportioned configurations, with an average transacted size of approximately 1,577 sqft implied by a median transaction price of $2,384,806 at $1,511 PSF — a size standard that positions The Stellar firmly as a family and end-user product rather than an investor-oriented compact-unit play.
The development’s freehold status is its most structurally significant attribute in a District 5 context. West Coast Road and its immediate environs are dominated by 99-year leasehold projects, many developed under government land sales during the 1990s and 2000s. Freehold land here is not an abundant commodity, and The Stellar’s permanent title removes the lease-decay trajectory that shadows leasehold comparables in the same postcode. At $1,511 PSF for a freehold D5 address with proven rental demand averaging $5,628 per month, the implied gross yield of approximately 2.8% reflects a genuine value proposition for long-hold investors and owner-occupiers alike.
The neighbourhood’s academic and innovation economy is the principal demand driver. National University of Singapore (NUS) sits minutes away along West Coast Road; one-north and Science Park II are within the immediate catchment. The result is a deep tenant pool of academics, researchers, biomedical professionals, and technology workers — a demographic that consistently prefers quality, space, and stability over transient proximity to nightlife or shopping corridors. The Stellar’s large-unit format and freehold title play directly to this demand profile.
Location & Connectivity
The Stellar sits on West Coast Road, the principal arterial running through the West Coast–Clementi corridor in District 5. The address is not a quietside cul-de-sac; it is a main-road frontage with genuine connectivity — but West Coast Road’s character is suburban residential rather than urban commercial, and the surrounding land use is overwhelmingly low-to-mid-density private housing. The combination of arterial road access and neighbourhood quiet is one of the street’s persistent attractions.
MRT connectivity is a nuanced consideration. The nearest operating station is Clementi MRT (EW23) on the East West Line, approximately 1.2–1.5 km north — a 15–20 minute walk or a short bus ride along West Coast Road. For a freehold D5 condominium, this connectivity gap is the development’s most cited practical limitation, and it is reflected in the PSF positioning. Most residents rely on private vehicles or the bus network along West Coast Road and Clementi Road for daily commuting.
Lifestyle geography in the immediate catchment is anchored by West Coast Park, one of Singapore’s most popular coastal recreation areas, a 5–10 minute drive or bus ride south along West Coast Ferry Road. West Coast Park offers beach access, cycling paths, the Adventure Playground, BBQ pits, and the kind of unbuilt coastal green space that has largely been consumed by development elsewhere in Singapore. Clementi Forest, gazetted as a nature area, is within the broader catchment, adding biodiversity and green corridor value to the neighbourhood identity.
The Clementi town centre — anchored by 321 Clementi mall, Clementi Mall, and the Clementi Bus Interchange — is approximately 1.5 km north, providing wet market, supermarket, food court, and retail coverage. West Coast Plaza at West Coast Drive is a closer neighbourhood mall with supermarket, F&B, and essential retail. For residents who do not require daily access to a major shopping destination, the local provision is adequate. NUS continues to anchor the academic corridor along Kent Ridge and one-north with its own retail, food hall, and business park amenity.
Schools in the primary school catchment include New Town Primary and Henry Park Primary — one of Singapore’s most consistently sought-after primary schools — within the 1 km registration radius. NUS High School of Mathematics and Science and the Anglo-Chinese School (Independent) are within 2–3 km, reinforcing the area’s academic reputation. For expatriate families, the Canadian International School’s Tanjong Katong campus is accessible via AYE, and the United World College South East Asia (Dover campus) is approximately 4 km away.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | ~1.0 km |
| Kent Ridge Secondary School | secondary | ~1.2 km |
| NUS High School of Mathematics and Science | jc | ~1.6 km |
| Anglo-Chinese School (Independent) | secondary | ~1.9 km |
| United World College of South East Asia (Dover) | international | ~2.0 km |
Facilities
As a 162-unit freehold development completed in 2006, The Stellar offers a proportionate facilities deck suited to its mid-boutique scale. The core offering comprises a swimming pool, gymnasium, function room, BBQ pits, and landscaped gardens. Twenty-four-hour security is in place, and car park provision is adequate for the unit count. The facilities are not the development’s primary marketing proposition — the freehold title, unit scale, and neighbourhood access are — but they are well-maintained and genuinely uncrowded given the 162-unit community.
The development’s modest facilities footprint is consistent with its construction era and its boutique unit count. A 162-unit development cannot economically sustain the multi-pool, multi-court, sky-lounge format of the 300–600 unit lifestyle condominiums launched in the 2010s, and The Stellar does not attempt to. What it delivers instead is a quiet, green, well-maintained communal environment that prioritises liveable estate character over Instagram-worthy amenity spectacle.
“The pool is well maintained and never crowded. For a smaller development the facilities are decent — nothing flashy but everything works. The main draw is the unit size and the freehold, not the gym.”
— Resident review via PropertyGuru
The landscaping and site planning reflect 2006-era standards: there is meaningful soft greenery, mature trees, and a site coverage that allows residents to move between the pool, BBQ area, and individual blocks without the institutional corridor-and-lift-lobby feel of tightly planned high-density condominiums. For families with children and residents who use the pool regularly, the uncrowded access is a genuine daily quality-of-life advantage relative to larger developments where facilities booking is required or peak-hour congestion is routine.
Unit Sizes & Layout
The Stellar’s 162 units are configured predominantly in 3- and 4-bedroom formats, with an implied average size of approximately 1,577 sqft derived from the average transacted price of $2,384,806 at $1,511 PSF. This places The Stellar at the generously proportioned end of the District 5 condominium market — a size standard that reflects the development’s positioning as a genuine family-grade product rather than an investment-oriented compact-unit play typical of newer launches in the same district.
At approximately 1,577 sqft average, a 3-bedroom unit at The Stellar delivers the bedroom and living dimensions that a comparably priced 2025 new launch 3-bedder in District 5 cannot approach. The room proportions reflect 2006 design philosophy: proper-sized bedrooms, a dedicated dining area distinct from the living room, utility rooms, and bathrooms with adequate floorplate. For owner-occupiers upgrading from a large HDB executive flat, or for families returning from overseas postings who have been conditioned by international space standards, The Stellar’s proportions will feel immediately comfortable.
The development’s block configuration — a mid-rise format typical of 2006-era District 5 condominiums — provides units with views across the development’s own landscaping and toward the West Coast Road streetscape. Upper-floor units on the more favourable orientations capture glimpses of the wider West Coast corridor greenery. There are no distant city skyline views from this address, but the low-density residential context means that the visual environment is leafy and calm rather than urban and dense.
Renovation considerations are relevant for buyers who have not already refurbished their unit. As a 2006-vintage development, kitchens, bathrooms, and built-in fittings in unrenovated units reflect two-decade-old specifications. Buyers should budget for a kitchen and bathroom refresh — typically $60,000–$100,000 for a unit at this size — and factor this into their total acquisition cost. Well-renovated units at The Stellar can achieve meaningfully higher rental premiums and transact faster, particularly when targeting the NUS and one-north professional tenant market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 9 | $1,543 | $1,940,000 |
| 4 BR | 9 | $1,547 | $2,336,654 |
| 5 BR | 4 | $1,286 | $2,776,250 |
Pricing & Market Position
Based on 22 recorded transactions, sale prices range from $1,480,000 to $3,050,000, averaging $2,254,313 (~$1,728 psf).
Rents range from $3,000 to $9,700 per month across 173 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.1% (from $1,328 to $1,728 psf).
Neighbourhood Comparison
The most structurally direct comparison for The Stellar is Carabelle at West Coast Drive — another freehold District 5 development of comparable vintage, sitting within 500 metres of The Stellar on the same West Coast corridor. Carabelle is a smaller boutique project with 160 units (2005), similarly positioned as a family-grade freehold address. Transaction PSFs at Carabelle are broadly comparable to The Stellar, reflecting similar tenure, address, and vintage attributes. The proximity and parallelism of the two developments means buyers evaluating The Stellar will almost invariably also view Carabelle; the differentiation comes down to unit mix, facilities footprint, and the specific block orientations and views available at each development.
West Bay Condominium and the broader cluster of leasehold developments along West Coast Road — including West Coast Ville and Faber Green — represent the leasehold segment against which The Stellar’s freehold premium can be measured. These 99-year developments from the 1990s and early 2000s transact at meaningful PSF discounts to The Stellar, with 20–30 years of lease decay already consumed. For buyers who are comfortable with leasehold and do not require CPF flexibility beyond 75-year thresholds, these older leasehold condos offer access to similar unit sizes at lower total quantum — but with a progressively narrowing resale window as their leases shorten.
At the newer-launch end of the District 5 comparison set, Kent Ridge Hill Residences (99-year, 548 units, 2022) and Terra Hill (freehold, 270 units, 2023) represent the premium end of District 5. Terra Hill, as a recent-vintage freehold development on Yew Siang Road closer to the Pasir Panjang estate, transacts at approximately $2,000–$2,200 PSF — a $500–$700 PSF premium over The Stellar that reflects its newer construction vintage, contemporary facilities, and smaller but more efficiently designed unit layouts. For buyers who prioritise fresh finishings and a modern facilities deck over raw square footage, Terra Hill represents the premium alternative. For buyers who prioritise space, freehold title, and a lower per-square-foot acquisition cost, The Stellar’s sub-$1,600 PSF at ~1,577 sqft average is a compelling counter-argument.
The Stellar’s $1,511 PSF positions it as the accessible entry point to freehold District 5 ownership — a price point that delivers substantially more living area per dollar than any comparable-vintage freehold alternative in the district and a meaningful PSF discount to newer freehold launches, with the trade-off of a 2006 vintage and current MRT access dependency on bus or private vehicle.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE STELLAR | Freehold | 2008 | 162 | $1,728 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates THE STELLAR across multiple dimensions.
What Residents Say
“We have been here for six years and have no intention of leaving. The unit is enormous — we couldn’t find anything close to this size in D5 at this price point that is also freehold. West Coast Park is 10 minutes away. The management committee is responsive and the estate is well-kept.”
— Owner review via PropertyGuru
“We rent here while working at NUS. The unit size is fantastic — three bedrooms with a proper separate dining room. Our colleagues in newer condos near Clementi pay similar rent for much smaller units. Management is decent and the pool is never crowded.”
— Tenant review via 99.co
“Car-dependent, which suits us fine since we drive to work. The trade-off is a large freehold unit at a price that would be impossible closer to an MRT. West Coast Road is actually a pleasant area to live — quiet, green, close to the park.”
— Owner-occupier comment via EdgeProp
“Great for families. Henry Park Primary is close, NUS is minutes away, and we can cycle to West Coast Park on weekends. The only thing I wish was different is better MRT access, but the CRL will fix that eventually.”
— Resident review via SRX
The resident profile at The Stellar is a consistent blend of Singaporean owner-occupier families and expatriate academic and professional tenants drawn to the NUS and one-north ecosystem. Long tenancies are common — the combination of unit scale, freehold stability, neighbourhood quiet, and West Coast Park access appeals to households that prioritise liveability over transient location trendsetting. The common feedback pattern is very positive on unit proportions and estate management, and candid about the MRT access gap. The CRL is a recurring discussion point among both owners and tenants who expect its completion to materially improve daily connectivity.
Strengths & Weaknesses
- Freehold title in a District 5 market dominated by 99-year leasehold — permanent land ownership with no lease-decay trajectory
- Large average unit size ~1,577 sqft — genuine family-scale proportions at a price point where newer launches deliver 900–1,100 sqft 3-bedders
- $1,511 PSF for freehold D5 — accessible acquisition cost with strong long-term capital preservation credentials
- Proven rental demand from NUS, one-north, and Science Park II tenant ecosystem — academic and professional renters with long tenancies
- Gross yield ~2.8% with average rent $5,628/month — stable income profile characteristic of freehold D5 family condos
- Boutique scale (162 units) — uncrowded facilities, responsive management, and genuine estate-community character
- West Coast Park 5–10 minutes away — coastal recreation, cycling, and green space access unmatched by inland D5 addresses
- CRL West Coast station (projected 2032) within the corridor — freehold title captures full infrastructure uplift without lease-decay offset
- Henry Park Primary and New Town Primary within 1 km registration radius — strong primary school catchment
- Clementi MRT (EW23) approximately 1.2–1.5 km away — 15–20 minute walk; most residents depend on bus or private vehicle
- 2006 vintage: unrenovated units require kitchen, bathroom, and fixture refresh — budget $60,000–$100,000 for full renovation
- No large-format retail at the doorstep — nearest malls (321 Clementi, West Coast Plaza) require a drive or bus journey
- Mid-rise format with no elevated views — not suitable for buyers who prioritise high-floor panoramic sightlines
- Facilities scope is proportionate but modest — no infinity pool, sky terrace, or lifestyle-grade amenity hub of newer launches
Verdict
The Stellar’s investment and ownership case rests on three reinforcing pillars: a freehold title in a district of predominantly leasehold comparables, a large-unit format that is structurally undersupplied in District 5’s new launch pipeline, and a proven rental demand base anchored by NUS, one-north, and Science Park II. At $1,511 PSF, the development is priced at a discount to prime District 5 freehold benchmarks — a gap that reflects its MRT access limitation and 2006 vintage, but not a permanent structural impairment.
The MRT connectivity gap is the most frequently cited constraint. Clementi EWL is a 15–20 minute walk, and for residents without private vehicles, bus reliance is a genuine daily friction. This limitation is already priced into the $1,511 PSF level and is the principal explanation for why a freehold D5 condominium of this scale trades at a meaningful discount to comparable-vintage District 10 or 15 addresses. For buyers who own a car or who work primarily at NUS, one-north, or Science Park — all drive-to or bus-accessible destinations from West Coast Road — this friction is largely irrelevant.
The Cross-Island Line (CRL) West Coast station, projected for 2032, is the most material potential value catalyst in The Stellar’s medium-term outlook. Freehold developments in proximity to new MRT stations have a documented capital appreciation history in Singapore: the permanent title ensures that owners capture the full benefit of improved accessibility pricing without the lease-decay offset that erodes leasehold comparables’ gains. The Stellar’s freehold status is therefore not just a tenure preference — it is a structural option on CRL-driven revaluation.
The Stellar is the right answer for buyers who prioritise permanent title in District 5, large-format living for a genuine family or professional household, and a quiet West Coast Road address with NUS and West Coast Park as daily lifestyle assets — and who are either car-owning or comfortable with the current bus-dependent MRT access gap ahead of CRL delivery.
The gross yield of approximately 2.8% — implied by $5,628 average monthly rent against a $2,384,806 average transaction price — is characteristic of freehold District 5 family condominiums and reflects a tenant market that consistently pays for space, quality, and stability. The NUS and one-north tenant ecosystem is one of Singapore’s most durable: academic staff, visiting faculty, biomedical researchers, and technology professionals are long-tenancy, high-quality renters who prefer precisely the large-unit, low-density, well-maintained environment that The Stellar delivers.
Against the leasehold comparables that dominate its immediate neighbourhood, The Stellar’s freehold premium is modest at $1,511 PSF — a pricing that suggests the market has not yet fully revalued the CRL option. For long-hold buyers, the combination of permanent title, proven rental yield, and an incoming MRT station within the next decade represents a compelling case for patient capital in a district where freehold supply will not be replenished.