The Trilinq
The Trilinq sits roughly a 9–11 minute walk (depending on exit and weather) from Clementi MRT on the East-West Line. Clementi is a mature interchange-grade town node: the station sits on top of Clementi Mall and the bus interchange, anchoring an unusually dense daily-needs cluster (NTUC FairPrice supermarket, food court, banks, clinics, the Clementi Public Library upstairs). For a project of The Trilinq's vintage, this MRT-and-mall pairing is a tier-one location attribute that ages well.
The much bigger location catalyst is the Cross Island Line (CRL). Clementi is confirmed by LTA as an interchange station on CRL Phase 2, currently targeted to open in 2032. When CRL is live, Clementi pivots from a single-line node on the EWL into a true two-line interchange linking the west to Punggol, Pasir Ris, and Loyang in a single ride. That structurally shortens commute distributions for west-side residents and historically supports a 5–10% resale premium for projects within an 800m radius of the new interchange — though we caution that the effect compresses materially once you go beyond 12 minutes' walk. The Trilinq sits inside this radius.
The third location pillar is NUS (National University of Singapore) roughly 2 km south at Kent Ridge. NUS, together with the One-North and Mediapolis research-and-media cluster, creates a deep and durable tenant pool of graduate students, post-doctoral researchers, visiting faculty, and biotech / fintech staff. This is the foundation of The Trilinq's rental thesis, which we develop in detail in the yield section.
Negatives on location: traffic on Clementi Avenue 6 and Commonwealth Avenue West can be heavy at the morning peak; the Pan-Island Expressway (PIE) is audible from the higher floors of the tower facing north; and the Clementi New Town HDB context means that the immediate neighbourhood is functional rather than aspirational. Buyers seeking a "prime address" feel will find Holland Village or Sixth Avenue more aligned, at a meaningful price premium.
Overview & Key Facts
The TriLinq is a 755-unit condominium developed by IOI Properties, one of Malaysia’s largest property developers with a portfolio spanning residential, commercial, and hospitality projects across Southeast Asia and China. Completed in 2017 on a 99-year lease from 2012, the development occupies a generous 263,000-square-foot site off Jalan Lempeng in Clementi, District 5, comprising three tower blocks of 33 to 36 storeys elevated above an extensive landscaped deck.
IOI’s design approach for The TriLinq emphasised height and views over sprawl — the three slender towers rise from a podium deck that maximises communal space at ground level while giving upper-floor residents sweeping panoramas across the Clementi-West Coast corridor, Jurong Lake District, and on clear days, the Southern Islands. At a current average of $1,801 psf with a gross rental yield of 2.87% and median rent of $3,800, The TriLinq sits in the mid-range of the Clementi private condo market — below the newer Normanton Park ($1,864 psf) and Parc Clematis ($1,880 psf) but above the older freehold options in the neighbourhood.
The TriLinq’s strongest asset is its location in the Clementi education belt, adjacent to Nan Hua Primary School (a GEP school) and within easy reach of NUS, Singapore Polytechnic, and NUS High School. For families who prioritise school proximity above all else, this is a development that delivers on the single most important criterion in Singapore property.
Location & Connectivity
The TriLinq sits on Jalan Lempeng, a residential road branching off Clementi Avenue 6, placing it squarely within the Clementi mature estate — one of Singapore’s most established and self-sufficient residential neighbourhoods. Clementi MRT on the East-West Line is approximately 550 m away (7-minute walk), providing direct service to Buona Vista (2 stops), one-north (3 stops), Jurong East interchange (2 stops east), and Raffles Place (9 stops, ~25 minutes). By 2032, Clementi will become an interchange station connecting the East-West Line to the Cross Island Line Phase 2 — a significant future upgrade that will broaden connectivity to Pasir Ris, Punggol, and the eastern corridor.
Clementi Mall is a 5-minute walk from The TriLinq, providing NTUC FairPrice supermarket, food court, restaurants, banks, and essential retail. The Clementi neighbourhood is exceptionally well-served by hawker food — at least six food centres operate within a 3 km radius, including the popular Clementi 448 Market and Clementi Avenue 3 hawker centre. For weekend shopping, Jurong East’s mega-mall cluster (JEM, Westgate, IMM, Big Box) is two MRT stops away.
For drivers, the Ayer Rajah Expressway (AYE) is accessible within one minute, delivering residents to the CBD in approximately 10 minutes during off-peak hours. The Pan Island Expressway (PIE) is also nearby. This dual-expressway access makes The TriLinq attractive for car owners who commute to both the CBD and western industrial zones (Jurong, Tuas, one-north).
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Nan Hua Primary School | primary | Within 1 km |
| Clementi Town Secondary School | secondary | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Pei Tong Primary School | primary | Within 1 km |
| Qifa Primary School | primary | ~1.1 km |
| NUS High School of Mathematics and Science | jc | ~1.8 km |
Facilities
The TriLinq’s facilities are organised into four themed zones — Oasis, Activa, Vantage, and Central — plus Sky Terraces on the upper floors. The aquatic offering includes four swimming pools: a 50-metre lap pool for serious swimmers, a leisure pool, a children’s wading pool, and a jacuzzi. The tennis court, gymnasium, and fitness zone provide the essential recreational amenities, while BBQ pavilions, function rooms, and an alfresco dining area cater to residents who entertain.
The Sky Terraces are The TriLinq’s signature communal spaces, offering elevated lounges with views across the Clementi skyline toward Jurong Lake and the western coastline. These terraces provide a genuine lifestyle perk that ground-level facilities cannot replicate — residents frequently use them for evening gatherings and photography. The landscaped deck between the three towers creates a sense of openness and greenery, with blocks spaced generously enough that residents report minimal overlooking between units.
“The facilities are good and rarely crowded — the pool area is spacious and well-maintained, and the Sky Terrace views are spectacular at sunset. The gym is adequate but could be larger for a 755-unit condo. What really sold us is the spacing between blocks — even with inner-facing units, you don’t feel like you’re staring into your neighbour’s home. That’s rare in Singapore.”
— Owner-occupier, three-bedroom, since 2021 (Stacked Homes)
Maintenance has been a mixed bag. While common areas and pools are generally well-kept, some residents have reported issues with lift reliability and delays in repairing damaged common-area fixtures. The MCST has faced criticism for response times on maintenance requests — a consideration for buyers who prioritise building management quality.
Unit Sizes & Layout
The TriLinq offers a full range of configurations: 112 one-bedroom units, two-bedroom, three-bedroom, and 94 four-bedroom units (including 26 compact four-bedrooms at 1,109–1,420 sqft and standard four-bedrooms at 1,518–1,765 sqft). Selected units feature double-volume living spaces with 5.8-metre ceiling heights — a distinctive design feature that allows for creative loft-style interiors and mezzanine installations. Standard ceiling height across the development is 2.9 m, noticeably taller than the 2.6–2.7 m typical of current new launches.
High-floor units in all three towers benefit from the 33–36 storey height, providing views that extend well beyond the immediate Clementi neighbourhood. West-facing units enjoy spectacular sunset views but may experience afternoon heat gain without adequate window treatments. Units facing the AYE corridor (south-eastern orientation) are exposed to expressway noise, particularly on lower floors — multiple residents have flagged this as a notable downside. North-facing stacks overlooking Nan Hua Primary and the Clementi residential heartland tend to be the quietest.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 49 | $1,687 | $938,563 |
| 2 BR | 94 | $1,770 | $1,483,639 |
| 3 BR | 65 | $1,607 | $1,833,580 |
| 4 BR | 34 | $1,540 | $2,257,817 |
| 5 BR | 7 | $1,006 | $4,315,714 |
Pricing & Market Position
Based on 249 recorded transactions, sale prices range from $812,000 to $4,800,000, averaging $1,653,053 (~$1,791 psf).
Rents range from $2,000 to $11,500 per month across 782 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.7% (from $1,514 to $1,813 psf).
Neighbourhood Comparison
In the Clementi District 5 cluster, The TriLinq ($1,801 psf, 99-year from 2012, ~85 years remaining) competes with two dominant newer developments. Normanton Park ($1,864 psf, 99-year from 2019, ~92 years remaining) is a 1,840-unit mega-development with superior resort-grade facilities, 7 more years of lease, and a Kent Ridge location closer to NUS — but it trades at a 3.5% PSF premium and is further from Clementi MRT (1.1 km vs 550 m). Parc Clematis ($1,880 psf, 99-year from 2019) delivers a newer build with more lease runway at a similar premium, positioned closer to the AYE but also further from Clementi MRT than The TriLinq.
The TriLinq’s competitive advantages are twofold: closest proximity to Clementi MRT among the three (550 m vs 800–1,100 m for the others) and the Nan Hua Primary School adjacency that neither competitor can match. Buyers choosing between the three are essentially trading off MRT proximity and school access (TriLinq) against newer facilities and longer lease (Normanton Park/Parc Clematis). At a 3–4% PSF discount with proven layout and 8 years of track record, The TriLinq offers the lowest-risk entry into the Clementi corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TRILINQ | 99 yrs lease commencing from 2012 | 2017 | 755 | $1,791 |
| 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 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE TRILINQ across multiple dimensions.
What Residents Say
“It feels like living in a resort every day. The views from the 30th floor are spectacular — you can see all the way to Jurong Lake on clear days. The 2.9-metre ceilings make the unit feel much more spacious than the sqft suggests. Clementi Mall is a 5-minute walk, and my daughter walks to Nan Hua Primary in 3 minutes. For a family with young kids, the location is unbeatable.”
— Owner-occupier, three-bedroom, 30th floor, since 2020 (Stacked Homes)
“The condo is decent but the management could be better. We had a lift breakdown that took five months to fully resolve, and the common corridor on our floor was cordoned off for weeks due to waterproofing repairs. The facilities themselves are good — especially the pools and the Sky Terrace — but the MCST response time needs improvement. Also, the AYE noise is real if you’re on the south side.”
— Owner-occupier, two-bedroom, south-facing, since 2019 (PropertyGuru)
“I bought here primarily for the school proximity — Nan Hua Primary is literally next door, and Clementi Town Secondary is a 3-minute walk. The condo itself is fine, not spectacular. The kitchen is narrow and the balcony takes up more space than I’d like. But the location in Clementi with the MRT, the mall, and the hawker centres makes up for the unit-level compromises. When Clementi becomes a CRL interchange, this place will only get more valuable.”
— Owner-occupier, four-bedroom, since 2021 (EdgeProp)
The Trilinq is a 99-year leasehold condominium on Jalan Lempeng in District 5, the Clementi / West Coast / Pasir Panjang corridor. The project was launched in 2013, obtained its Temporary Occupation Permit (TOP) in 2017, and offers 755 residential units across three 36-storey towers plus a row of strata landed homes. The lease commenced 12 December 2012, leaving approximately 85 years of remaining tenure as at 2026 — the project enters the practically meaningful "lease decay" zone around year 30 (i.e. roughly 2042), but for now it sits in the comfortable middle band of leasehold stock.
The developer is Clementi Development Pte Ltd, a special-purpose vehicle of IOI Properties Group, the Malaysian-listed developer with a respectable Singapore track record (South Beach Residences in partnership with City Developments, Seascape at Sentosa Cove). For buyers focused on construction quality and after-sales handover discipline, the IOI covenant matters: defects rectification, MCST handover, and sinking-fund baseline were all handled professionally per ground feedback in the 2018–2020 window.
Unit mix runs from one-bedroom 506 sqft layouts through to four-bedroom 1,733 sqft penthouses, with the bulk of inventory concentrated in two- and three-bedroom typicals (700–1,200 sqft). This composition matters for the rental and resale story we develop below: it is heavily skewed toward investor-friendly small formats and family-friendly mid-formats, with relatively few large units to dilute the per-unit liquidity profile.
Based on URA caveats for the 12 months ending Q1 2026, The Trilinq's average resale clearing PSF sits in the $1,650–$1,780 psf range, with the median around $1,710 psf. Two-bedroom units in the 700–800 sqft range clear at the upper end of that band (smaller floor plates, higher PSF), while larger three- and four-bedroom units trade closer to $1,650 psf.
For context, the project launched in 2013 at an average of roughly $1,580 psf, peaked in 2023 around $1,900 psf during the post-COVID surge, then drifted lower through 2024–2025 as interest rates normalised and the OCR resale market cooled. The 2026 print represents roughly an 8–10% pullback from peak — broadly consistent with the D5 leasehold cohort.
How does this compare to the immediate competitive set?
- Whistler Grand (West Coast Vale, 99-yr, TOP 2021): trading at $1,720–$1,830 psf in 2026. Newer, larger (716 units), but no MRT within 10-minute walk — relies on Jurong Lake District thesis rather than Clementi catchment.
- Parc Riviera (West Coast Vale, 99-yr, TOP 2019): $1,640–$1,750 psf. Similar tenure profile and absorption story as Trilinq but inferior MRT access (~15 min walk to Clementi or feeder bus to Jurong East).
- Parc Clematis (Jalan Lempeng, 99-yr, TOP 2023): $1,830–$1,980 psf. Newer, larger (1,468 units), directly adjacent to Trilinq. The PSF gap reflects vintage and developer pricing rather than fundamental difference.
- Normanton Park (Normanton Park Rd, 99-yr, TOP 2024): $1,950–$2,150 psf. Higher tier, mega-project (1,862 units), but further from Clementi MRT and closer to Kent Ridge / one-north — different sub-market.
The conclusion: The Trilinq trades at a 6–10% discount to the directly comparable Parc Clematis and at a similar level to Parc Riviera, despite having superior MRT access to both. This is the principal source of resale value for a 2026 buyer — you are paying for an older vintage and shorter tenure, but getting a better commute story than Parc Riviera and Whistler Grand. Use the Total Cost calculator to model upfront, holding, and exit costs against your specific quantum.
Rental performance is where The Trilinq's location pays back most clearly. Across 2025, two-bedroom typical units (~750 sqft) rented in the $4,800–$5,400 / month band, with three-bedroom units (~1,050 sqft) at $6,200–$7,000 / month. These figures soften slightly in early 2026 as the post-pandemic rental spike normalises and new supply (notably Parc Clematis) absorbs.
Gross rental yields on the 2026 PSF range work out to roughly 3.4%–3.8%, with one- and two-bedroom units at the high end and larger formats lower. After deducting MCST maintenance ($350–$450/mth depending on share value), property tax (the higher non-owner-occupier scale per IRAS), agent fees (one month per year), and a vacancy allowance of 4–6 weeks per two-year cycle, net yields land at roughly 2.3%–2.7%. This is broadly in line with the 99-year OCR cohort and a touch above the D9/D10 prime leasehold range. Buyers should run their own scenario in the ROI calculator using their actual financing assumptions.
The tenant pool is the qualitative differentiator. Anecdotally, agents report that NUS graduate students and visiting faculty are a meaningful share of demand at Trilinq, particularly for the small two-bedroom layouts. This pool is structurally stable: NUS enrolment trends up year-on-year, the university actively recruits internationally, and the One-North research cluster (BTI, A*STAR institutes) feeds adjacent tenant demand. The tenure cycle from this pool is typically 12–24 months — shorter than family expat leases but with low default risk and predictable renewal patterns.
A material risk to monitor through 2026–2027 is the completion of Parc Clematis next door (1,468 units) and the absorption of its rental pool. While Parc Clematis serves a similar geography, the much larger inventory will compete for the same NUS / One-North tenant pool, and we model 3–5% downward rental pressure on Trilinq through end-2026 as the new units stabilise. By 2028, with CRL nearing completion and JLD office demand growing, the pressure should reverse.
The Trilinq in 2026 is best understood as a solid, mid-tier hold within the District 5 99-year leasehold cohort. It is not a standout outperformer — the absorption picture is competitive, the lease clock is real, and the OCR price ceiling is visible. But it is a competent, durable project with an above-average location anchor (Clementi MRT + NUS + CRL future), an above-average developer covenant (IOI Properties), and a sensible price point relative to the cohort.
Best fit: investor-buyer with a 10–15 year horizon, focused on NUS-driven rental yield, comfortable with leasehold dynamics, looking for entry below the $1,750 psf threshold for a two-bedroom or below $1,700 psf for a three-bedroom. Such a buyer captures the NUS yield, the CRL catalyst, and the JLD thesis without paying the Parc Clematis vintage premium.
Weaker fit: owner-occupier prioritising tenure freshness or prime-address feel; multi-generational family planning a 25+ year hold; buyer requiring deep resale liquidity inside a 12-month window. For these profiles, freehold D9–D11 stock or a newer leasehold launch will align better.
Action items for 2026:
- Run your specific quantum through the Mortgage calculator and Stamp Duty calculator before viewing.
- Model rental cash flow in the Cash Flow calculator under a 3-week vacancy and +150 bps rate shock.
- Cross-check the PSF against the District 5 distribution at /district/5.
- Compare directly to Parc Clematis, Whistler Grand, and Parc Riviera using /compare.
- If financing through CPF, project the lease-decay impact at year 20 and year 30 using the Lease Decay calculator.