Waterfront @ Faber
What does an established 199-unit riverfront condo on a quiet stretch of the Sungei Ulu Pandan offer a buyer in 2026 — and what does it ask the buyer to accept in return? Waterfront @ Faber answers that question with unusual clarity. The development sits on a small parcel between Faber Walk and the river, in a pocket of District 5 that the larger Singapore market still treats as an afterthought. Yet the same factors that hold its PSF down — the 1.5 km walk to Clementi MRT, the absence of a buzzy retail spine, the proximity to industrial Pandan — also produced a low-density, low-traffic enclave that bigger nearby launches simply cannot replicate.
The numbers tell a sober story. Twenty-eight resale transactions recorded between January 2024 and April 2026 averaged S$1,544,246 at S$1,516 psf (as of 2026-04), with median tenant rents around S$4.49 psf hovering near the bottom of the District 5 distribution. That is not a project chasing capital growth headlines. It is a project that survives or fails on whether the buyer values the lifestyle the riverside delivers. The Faber Residence launch next door at S$1,995-S$2,155 psf reframes Waterfront @ Faber as the value-buy alternative — and that comparison, more than any other single fact, defines the 2026 thesis.
Overview & Key Facts
Waterfront @ Faber is a 199-unit, 99-year leasehold low-rise condominium at Faber Walk in District 5 — a quiet residential enclave nestled along Sungei Ulu Pandan, the waterway that feeds into Pandan Reservoir and eventually the coast. Developed by World Class Land Pte Ltd (the property arm of SGX-listed Aspial Corporation) and designed by P & T Consultants, the development comprises seven 5-storey residential blocks plus 11 strata landed houses, all completed in 2017. The low-rise form is not an aesthetic choice — it is mandated by the height restrictions of the surrounding landed housing estate, which means Waterfront @ Faber will never be overshadowed by neighbouring towers.
The development’s defining feature is its riverfront setting. The blocks are arranged along Sungei Ulu Pandan, giving many units direct views of the canal and the greenery flanking it, with direct access to the park connector network. This is not dramatic harbour or sea frontage; it is a gentler, suburban kind of waterfront — joggers on the park connector, the occasional heron, and evening light reflecting off the slow-moving water. For buyers who find the mega-developments of Clementi and Jurong overwhelming, Waterfront @ Faber offers something deliberately smaller-scale and quieter.
The numbers, however, tell a story of modest performance. With 59 resale transactions at an average $1,566,913 (median $1,570,000) and $1,557 PSF, and 126 rental transactions averaging $3,514/month, the development produces a gross yield of just 2.6% — below the District 5 average. The ShiokNest score of 36/100 reflects the accumulation of several structural disadvantages: very poor MRT access (walkability 28/100), limited capital appreciation trajectory (profitability 54/100), and an investment score of 56/100 that suggests neither strong rental yield nor compelling growth prospects. This is a development that rewards a specific kind of buyer — one who prioritises quiet riverfront living and proximity to good schools over connectivity and returns.
Location & Connectivity
Waterfront @ Faber sits in one of Singapore’s most isolated residential pockets. Faber Walk is a dead-end road within a low-rise landed estate, bordered by Sungei Ulu Pandan to the south and low-density housing on all other sides. The tranquillity is genuine — there is no through-traffic, no commercial activity, and minimal ambient noise. Residents consistently describe the environment as “quiet” and “peaceful.” The park connector running alongside the canal provides a pleasant walking and cycling path that connects to West Coast Park and eventually to the larger Southern Ridges network. For nature lovers and joggers, the immediate surroundings are excellent.
The trade-off for this serenity is connectivity — or rather, the lack of it. There is no MRT station within comfortable walking distance. Clementi MRT (East-West Line) is the nearest at approximately 1.5 km — a 15–18 minute walk that is partially unsheltered and involves crossing a busy junction. This is not a walkable MRT commute by any reasonable standard. The upcoming Jurong Town Hall MRT (Jurong Region Line, expected 2027–2028) and Pandan Reservoir MRT (Cross Island Line, expected 2032) will eventually improve connectivity, but these are years away and still not within easy walking distance. For now, Waterfront @ Faber is functionally a car-dependent development, with the AYE accessible via Clementi Road providing a 10–15 minute drive to the CBD.
The school catchment is the location’s strongest selling point. Nan Hua Primary School (0.78 km) and Qifa Primary School (0.77 km) are both within the 1 km priority enrolment radius — both well-regarded schools in the SAP (Special Assistance Plan) and mainstream tracks respectively. Nan Hua High School (0.68 km) is also nearby, as is One World International School (Nanyang campus, 0.52 km). For families who want to secure a primary school place without relying on ballot luck, this is a genuinely strong catchment. Daily essentials require a short drive: Clementi Mall and the wet market at Clementi Avenue 2 are the nearest options, roughly 5–8 minutes by car. IMM and the larger Jurong East retail cluster (Westgate, JEM, JCube) are a 10-minute drive.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Nanyang) | international | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Qifa Primary School | primary | Within 1 km |
| Nan Hua Primary School | primary | Within 1 km |
| Clementi Town Secondary School | secondary | ~1.4 km |
| Clementi Primary School | primary | ~1.5 km |
| Pei Tong Primary School | primary | ~1.8 km |
Facilities
For a 199-unit development, Waterfront @ Faber provides a respectable but not exceptional range of facilities. The site is organised into four themed zones — The Forest, The Coast, The Lake, and The Valley — which sounds ambitious on paper but in practice amounts to differentiated landscaping around a fairly standard set of amenities. The centrepiece is a 50-metre lap pool, which is genuinely generous for a development of this size; many 200-unit projects offer only a 25-metre or 30-metre pool. There is also a children’s fun pool, a gymnasium, BBQ areas, a function room, and landscaped walking paths threading through the grounds.
The standout feature is the Sky Park — a rooftop garden spanning two of the residential blocks, oriented to face the Sungei Ulu Pandan waterfront. This provides an elevated vantage point for sunset views over the canal and the surrounding low-rise neighbourhood, and residents describe it as “very well built.” The development also offers a shuttle bus service to Clementi market, which partially compensates for the weak MRT access. Parking is reportedly ample, which matters given that most households here will need at least one car. The low-rise, low-density layout means the facilities rarely feel crowded — a practical benefit of the small unit count that larger developments cannot replicate.
“A very well-kept condo. The environment is nice — got a very well built roof garden. Suitable for small family as the floor area not very big. Swimming pool is nice for adults and kids.”
— Resident review via 99.co
Appliances are Bosch and Electrolux, with Grohe and Duravit fittings in the bathrooms — a mid-to-upper tier specification that has aged reasonably well. The overall maintenance standard is good for an 8-year-old development, with residents rating it 4.4 out of 5 on 99.co. The main limitation is that with only 199 units, the MCST budget is smaller, which constrains future facility upgrades compared to larger developments with deeper sinking funds.
Unit Sizes & Layout
Waterfront @ Faber offers a varied unit mix: 2-bedroom (700–721 sqft, 25 units), 2-bedroom dual key (753–764 sqft, 29 units), 3-bedroom (1,033 sqft, 10 units), 3-bedroom deluxe (1,066–1,076 sqft, 60 units), 3-bedroom dual key (1,023 sqft, 10 units), 4-bedroom (1,173–1,292 sqft, 25 units), 4-bedroom deluxe (1,313–1,389 sqft, 30 units), 4-bedroom dual key (1,259 sqft, 10 units), and 11 strata landed houses (2,799–3,035 sqft). The dual-key configuration across all bedroom types is a distinctive feature — every unit type has a dual-key variant, which reflects World Class Land’s bet that investors would want the flexibility to rent out a portion while occupying the rest, or to house multi-generational families.
Unit sizes are compact by pre-2015 standards but roughly in line with the 2013–2015 launch era. The 2-bedroom units at 700–721 sqft are functional but tight; the 3-bedroom deluxe at 1,066–1,076 sqft offers a better balance of space. The 4-bedroom deluxe configurations at 1,313–1,389 sqft provide genuine family-sized living. High ceilings paired with expansive windows bring in generous natural light, and waterfront-facing units enjoy unobstructed views over Sungei Ulu Pandan. Flexible furniture decks in some units allow owners to extend usable floor area — a design feature that works well in the smaller configurations.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,535 | $1,074,000 |
| 2 BR | 18 | $1,458 | $1,083,549 |
| 3 BR | 30 | $1,496 | $1,704,267 |
| 4 BR | 3 | $1,491 | $2,070,000 |
| 5 BR | 4 | $959 | $2,827,500 |
Pricing & Market Position
Based on 59 recorded transactions, sale prices range from $970,000 to $2,950,000, averaging $1,566,913 (~$1,558 psf).
Rents range from $1,250 to $9,200 per month across 128 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 21.9% (from $1,275 to $1,554 psf).
Neighbourhood Comparison
The most direct competitor is the upcoming Faber Residence ($2,155 PSF, 399 units), which sits on the same Sungei Ulu Pandan waterfront just upstream. Faber Residence offers a fresh 99-year lease, newer specifications, and double the unit count — but at a 38% PSF premium. For buyers who want the riverfront lifestyle, this is the key comparison: Waterfront @ Faber at $1,557 PSF with 86 years of lease versus Faber Residence at $2,155 PSF with a full 99-year lease. The premium buys you newer finishes, a longer lease runway, and potentially better facilities, but the river views and park connector access are essentially identical. Pragmatic buyers who can live with 8-year-old finishes will find Waterfront @ Faber the more compelling value proposition; those who want a fresh start with maximum lease buffer will pay the premium for Faber Residence.
Normanton Park ($1,865 PSF, 1,840 units, TOP 2023) is the district’s mega-development benchmark — a massive Kingsford Huray project with over 100 facilities, an integrated commercial component, and significantly better connectivity (one-north MRT within walking distance). At a 20% PSF premium over Waterfront @ Faber, Normanton Park offers everything that Waterfront @ Faber lacks: scale, amenities, MRT access, and rental demand depth. The trade-off is that Normanton Park is a busy, high-density environment — the antithesis of the quiet riverfront seclusion that defines Waterfront @ Faber. Parc Clematis ($1,884 PSF, 1,450 units, TOP 2023) is a similar proposition — a large SingHaiyi development near Clementi MRT with comprehensive facilities and far better walkability. Both developments will generate stronger rental yields and resale liquidity than Waterfront @ Faber, but neither can offer the low-rise, landed-estate tranquillity.
Elta ($2,557 PSF, 501 units) represents the premium tier in the Clementi corridor — a new launch positioned near the upcoming Clementi MRT interchange. At 64% above Waterfront @ Faber’s PSF, Elta is targeting a fundamentally different buyer: one who values MRT connectivity, brand-new finishes, and the Clementi transformation narrative. For investors comparing the two, the calculus is straightforward — Elta will command stronger rents and broader resale demand; Waterfront @ Faber will not close that gap. The only scenario where Waterfront @ Faber outperforms is if the buyer values low entry cost, school proximity, and lifestyle over investment returns.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WATERFRONT @ FABER | 99 yrs lease commencing from 2013 | 2017 | 199 | $1,558 |
| 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 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WATERFRONT @ FABER across multiple dimensions.
What Residents Say
“Nice quiet estate within 30 mins to CBD. A very peaceful environment and well-maintained facilities. The swimming pools are great for both adults and kids.”
— Resident review via 99.co
“A very well-kept condo. Suitable for small family as the floor area not very big. But its environment is nice — got a very well built roof garden. Swimming pool, gym, ample parking, walking paths, shuttle service to Clementi market, parks and playing courts.”
— Resident review via 99.co
“Peaceful waterfront living with park connector right outside. Morning jogs along the river are the highlight of living here. Only downside is that visitors don’t know how to use the telecom system.”
— Resident review via 99.co
The resident feedback at Waterfront @ Faber is remarkably consistent in its themes. The 4.4 out of 5 rating on 99.co (from 29 reviews) places it among the more positively reviewed developments in the Clementi area. The word that appears most frequently is “quiet” — residents chose this development specifically for its peaceful, low-density environment and they are not disappointed. The park connector along Sungei Ulu Pandan is repeatedly cited as a lifestyle highlight, with morning and evening walks along the river described as a daily pleasure.
The facilities — particularly the roof garden, swimming pools, and shuttle service to Clementi market — receive consistent praise. The shuttle service is a practical acknowledgment that MRT access is weak, and residents appreciate the management’s effort to mitigate this. Complaints are minor: the intercom/telecom system confuses visitors, and some residents note the unit sizes are on the smaller side. Notably absent from the reviews are the typical new-condo grievances about construction defects, noise, or management disputes — suggesting a development that has matured well and a community that largely gets along. The primary concern raised by some residents is the potential bus depot development across the canal, which could disrupt the green, quiet character that drew them here in the first place.
- Direct competitor at 38% PSF premium validates the location. Faber Residence's October 2025 launch at S$1,995-S$2,155 psf for a 399-unit project on the adjacent parcel did not soften Waterfront @ Faber's resale market — instead the existing 99-year stock at S$1,554 psf (as of 2025) became the cheaper way to access the same riverside. Both share the Sungei Ulu Pandan frontage and the same park connector access. For buyers priced out of the new launch, the secondary option on the same micro-location is a genuinely defensible play.
- Primary school catchment is unusually strong for a non-prime district. Nan Hua Primary (0.78 km) and Qifa Primary (0.77 km) both fall inside the 1 km Phase 2C priority radius described by the MOE Primary 1 registration phases (as of 2026-05), and Nan Hua High (0.68 km) extends the runway through secondary. Families targeting the SAP cluster around Clementi-Dover frequently overshoot into District 21 or pay a Bukit Timah premium — Waterfront @ Faber delivers the same registration probability at a fraction of the entry price. See our Clementi and Dover school-zone analysis for the catchment map and historical phase-2C ballot outcomes.
- 86 years of lease remaining sits in the comfortable middle of the 99-year curve. With tenure commencing 2013 and remaining lease at approximately 86 years (as of 2026-05), the project is past the new-completion premium phase but still well clear of the bank-financing degradation that begins around 60 years. Buyers using 75% LTV face no lease-related haircut, and the lease-decay value curve calculator shows the value-drag curve only steepens after year 70 — that is twenty-five years of holding runway before the math turns hostile.
- Greater Southern Waterfront transformation provides a long-dated tailwind. The URA Master Plan Greater Southern Waterfront page (as of 2026) commits 1,000 hectares of waterfront land to redevelopment, with the Pasir Panjang Linear Park expected to complete in 2026 and the Keppel Club site BTO launch already underway from October 2025. Waterfront @ Faber sits at the inland edge of the GSW corridor — close enough that the area-wide infrastructure spending lifts amenity scores, far enough that the construction noise of the immediate redevelopment zone is borne by other projects. Our Greater Southern Waterfront property guide traces which condos sit in the value-capture zone.
- Low-density layout reads as private without GCB pricing. The development's five-storey blocks plus eleven strata landed units across 199 total dwellings produce a density profile that District 5's high-rise launches cannot match. The four landscape zones (Forest, Coast, Lake, Valley) and 50-metre lap pool serve a small resident pool, meaning facility congestion stays low at weekends. For buyers who prioritise quiet over Instagram amenities, this is a structural advantage that no marketing brochure manufactures.
- MRT accessibility is the structural ceiling, not a fixable quirk. Clementi MRT sits 1.5 km away — a 15-18 minute walk that is partially unsheltered along Commonwealth Avenue West (as of 2026-05). The Jurong Region Line's Jurong Town Hall station (expected 2027-2028) and the Cross Island Line's Pandan Reservoir station (expected 2032) will improve coverage, but neither is genuinely walkable from Faber Walk. The tenant pool consequently skews toward households who drive, work-from-home professionals, or expats who tolerate the bus connection. The rental yield map shows the 2.6% gross yield sits below the District 5 average — a direct reflection of this commuter friction.
- PSF appreciation has plateaued and 2026 transactions are signalling weakness. Year-over-year averages climbed from S$1,370 (2022) to S$1,496 (2023) to S$1,512 (2024) and peaked at S$1,554 (2025), but the first two recorded transactions in 2026 averaged S$1,367 — a 12% drop from the 2025 peak (as of 2026-04). Two prints are not a trend, yet the same months saw Faber Residence absorb buyer demand at twice the PSF. The secondary market may have to compete harder for liquidity over the next 18 months.
- Unconfirmed bus-depot zoning across the river is a tail risk worth verifying. Some resident forums (as of 2025-12) have flagged speculation that the green parcel across the Sungei Ulu Pandan could be re-zoned for an operational bus depot. The URA Master Plan map is the canonical reference — any buyer should verify the parcel's current zoning code before committing, particularly because the river view is the project's strongest aesthetic asset and a depot would compromise it.
- Dual-key resale liquidity is narrower than the brochure suggests. The development's dual-key variants (available across 2, 3, and 4-bedroom layouts) work well for multi-generational families and yield-focused investors splitting one unit into two tenancies. But each section is smaller than a conventional layout of the same total sqft, and the resale buyer pool for dual-key configurations is narrower. In a location with weak MRT accessibility, the secondary rental income stream (as of 2026-Q2) carries occupancy risk that a comparable Clavon or Parc Clematis owner does not face.
[
{
"persona": "GSW capital-growth investor",
"fit_color": "red",
"reason": "If the thesis is 'buy near the GSW transformation and ride the 2030-2040 redevelopment uplift', better-positioned options exist in Telok Blangah, Pasir Panjang, and the Keppel Club catchment itself. Waterfront @ Faber sits at the inland fringe — the macro tailwind reaches it diluted, and the 2.6% gross yield (as of 2026-04) does not subsidise the wait."
},
{
"persona": "Multi-generational family with school-age children",
"fit_color": "green",
"reason": "The dual-key floorplate plus the 1 km radius to Nan Hua and Qifa primaries (as of 2026-05) is a rare combination at this price point. Grandparents in the secondary suite, parents in the main unit, kids walking to school — that scenario plays cleanly here in a way no MRT-adjacent Clementi launch can match at sub-S$1,600 psf."
},
{
"persona": "Own-stay downsizer leaving landed",
"fit_color": "green",
"reason": "Buyers leaving a Bukit Timah landed for a secured low-density condo with private river frontage tend to prioritise quiet and space over commute time. Waterfront @ Faber's five-storey blocks and four landscape zones over 199 units deliver that brief at roughly S$1,544,246 average price (as of 2026-04) — well below comparable downsizer stock in District 10 or 11."
},
{
"persona": "Expat professional on car-allowance package",
"fit_color": "amber",
"reason": "For an expat household with a company-provided car and flexible work-from-home arrangements, the MRT distance evaporates as a constraint and the riverside lifestyle becomes the draw. The amber rating reflects rental yield risk on resale — if the relocation ends after three years, the next tenant pool is narrower than at MRT-adjacent stock."
},
{
"persona": "Yield-focused buy-to-let investor",
"fit_color": "red",
"reason": "At 2.6% gross yield (as of 2026-04) versus a District 5 average closer to 3.0-3.2%, the cash-flow math does not work without aggressive financing assumptions. Run the numbers through the <a href=\"/calculator/mortgage\">monthly mortgage repayment calculator</a> and the <a href=\"/calculator/total-cost\">all-in purchase cost calculator</a> before considering — both <a href=\"https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/who-should-pay-stamp-duty/buyer-stamp-duty\" target=\"_blank\" rel=\"noopener\">ABSD-paying foreign investors</a> and Singaporean second-property buyers will find better cap rates elsewhere in the same district."
},
{
"persona": "Faber Residence under-bidder",
"fit_color": "green",
"reason": "Buyers who shortlisted Faber Residence at S$1,995-S$2,155 psf (as of 2025-10) but flinched at the entry ticket have a direct downgrade path here. The riverside experience is essentially identical, the river view sits on the same Sungei Ulu Pandan corridor, and the 86 years of remaining lease (as of 2026-05) is enough runway for a 10-15 year holding period at meaningful discount."
}
]
Waterfront @ Faber in 2026 is a project whose value proposition has clarified rather than weakened. Three years ago it competed in a thin market where buyers struggled to anchor its PSF against comparable stock. The Faber Residence launch next door at a 38% premium (as of 2025-10) has now drawn that anchor in chalk — the existing development is unambiguously the value entry point to a defined micro-location, with eight-year-old finishes the only real discount the buyer is accepting in exchange for paying S$400-600 less per square foot. For a household that intends to live in the unit and hold for ten years or more, that trade is rational.
The investment case is harder. The 2.6% gross yield (as of 2026-04), the 2026 transaction softness, the 1.5 km MRT distance, and the unconfirmed bus-depot speculation across the river all argue against treating this as a pure capital-growth play. Buyers chasing the Greater Southern Waterfront transformation thesis should look closer to Pasir Panjang Linear Park or the Keppel Club redevelopment zone (as of 2026), where the URA Master Plan commits direct infrastructure spend. Side-by-side comparison against Normanton Park, Parc Clematis, or Clavon via the condo comparison tool will make the trade-off explicit — Waterfront @ Faber loses on yield and MRT access, wins on density and primary school catchment.
Suggested holding period: 10-15 years for own-stay buyers prioritising lifestyle and school registration; sceptical for buy-to-let with holding periods under seven years. Verify the parcel zoning across the river and read our 99-year leasehold guide before signing the OTP. The thesis is sound — but it is a lifestyle thesis, not a financial one, and conflating the two is how Waterfront @ Faber owners get disappointed.
Sources & References
Frequently Asked Questions
How far is the nearest MRT station from Waterfront @ Faber?
Is Waterfront @ Faber a good investment property?
What schools are within the 1km priority enrolment radius?
How does Waterfront @ Faber compare to the new Faber Residence?
What are the dual-key units and are they worth considering?
Is there a risk of a bus depot being built nearby?
What is the current PSF range and how has it moved over time?
Year-over-year average PSF moved from S$1,370 (2022) to S$1,496 (2023), S$1,512 (2024), peaked at S$1,554 (2025), and softened to roughly S$1,367 across two recorded transactions in early 2026. Average transacted price across the 28 sales recorded since January 2024 sat at S$1,544,246 at S$1,516 psf (as of 2026-04). Listings on the secondary market typically range from approximately S$1,030,000 for smaller units up to S$2,388,000 for the larger four-bedroom and strata landed configurations.
What zoning or planning risks should I verify before committing?
The single most important verification is the current URA Master Plan zoning for the parcels directly across the Sungei Ulu Pandan. Resident forum discussions have flagged speculation about a potential bus depot on the green space opposite the development; if realised, it could affect river views, ambient noise, and the quiet character that is central to the project's value proposition. Pull the current parcel zoning from the URA Master Plan map and verify with a property lawyer or buyer's agent before signing the OTP. This is an unconfirmed risk but worth confirming, given the river view's role in pricing.