Westpeak Terrace
Overview & Key Facts
Westpeak Terrace is a small freehold strata cluster of 18 three-storey terraced houses tucked along West Coast Walk in District 5 — a quiet residential lane in the Clementi corridor just south of the Pan Island Expressway. Completed in 1991 by Asia Industrial Development Pte Ltd, it sits at the opposite end of the spectrum from the mega-developments that dominate Singapore’s private residential market. There are no swimming pools, no function rooms, and no gym. What Westpeak Terrace does offer is something increasingly rare: freehold land in a tight-knit cluster, genuine private outdoor space, and a neighbourhood position that places you within walking reach of the Clementi EWL interchange, one of Singapore’s premier research belts, and a strong catchment of primary schools.
At around S$2,210 psf on a per-square-foot basis and absolute prices in the S$3.9–4.9 million range, Westpeak Terrace sits in a niche occupied by NUS-adjacent owner-occupiers, academic and research professionals on long-term postings, and families who have specifically chosen this corridor for its school proximity and relatively calm streetscape. It is not a buy driven by facilities or lease optionality — it is a buy driven by the land title, the location, and the lifestyle that a detached-floor cluster terrace affords.
Location & Connectivity
The development’s most commercially significant attribute is its proximity to Clementi MRT station on the East-West Line, approximately 0.78 km away — a 9–10 minute walk that is not unreasonable by Singapore standards, though the route along West Coast Road is not especially sheltered. Clementi is an EWL-only station, meaning one interchange (Jurong East, two stops) to reach the North-South Line toward the city or further west. For professionals commuting to the CBD, travel time to Raffles Place is typically 30–35 minutes by MRT. Drivers are well served: the PIE sliproad is minutes away, and one-north, Mapletree Business City, and Jurong Lake District are all under 15 minutes by car.
The more compelling location story, however, is the NUS–one-north Research Belt. NUS Kent Ridge campus is approximately 1–1.2 km south-east of the development, reachable by bicycle or a short bus ride. Biopolis and Fusionopolis at one-north are roughly 2 km away, accessible via the R72 bus corridor. This proximity creates a reliable tenant and buyer pool of NUS academics, postdoctoral researchers, biomedical and tech professionals, and senior public servants posted to the Ministry of Education cluster campuses nearby. Expatriate academics on multi-year fellowships frequently prefer this corridor over the more expensive Tanglin or River Valley options precisely because of the walkable tie to campus.
The school catchment is one of the strongest in the west. Within 1.4 km are Clementi Town Secondary (0.65 km), Clementi Primary (0.88 km), NUS High School of Mathematics and Science (1.28 km), Kent Ridge Secondary (1.33 km), and Qifa Primary (1.35 km) — the latter two widely regarded as high-performing schools that attract families willing to pay a location premium to sit within the 1 km P1 registration radius. Nan Hua Primary (1.37 km) and Pei Tong Primary (1.41 km) further reinforce the cluster, giving families unusual optionality across multiple primary schools from a single address.
Everyday retail is centred on Clementi Mall (0.9 km) and the well-stocked West Coast Plaza (0.7 km), which houses a Cold Storage, a food court, and a cluster of amenity retail. The West Coast Park is a short drive or a modest cycle, providing one of the few large outdoor green spaces in this part of the island. The West Coast area retains a quieter, more residential character than the Queenstown or Holland Road corridors immediately to the north-east, which suits the development’s owner-occupier profile.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | secondary | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| NUS High School of Mathematics and Science | jc | ~1.3 km |
| Kent Ridge Secondary School | secondary | ~1.3 km |
| Qifa Primary School | primary | ~1.4 km |
| Nan Hua Primary School | primary | ~1.4 km |
| Pei Tong Primary School | primary | ~1.4 km |
| One World International School (Nanyang) | international | ~1.6 km |
Facilities
Westpeak Terrace offers no shared condominium-style facilities. As a strata cluster of 18 terrace houses, the development’s “facilities” are the private outdoor spaces and built-in volumes that come with a multi-storey terrace: typically a ground-floor garden or patio area, roof terrace potential, and the vertical separation between living, dining, and sleeping floors that a landed or pseudo-landed format provides. There is no management office operating a pool booking system, no gym with peak-hour queues, and no MCST function room to compete for — privacy and autonomy over your own space are the primary lifestyle assets here.
For buyers who place high value on resort-style shared amenities, Westpeak Terrace is not the right fit, and this is accurately reflected in the facilities rating below. For buyers who specifically prefer the terrace-house lifestyle — the ability to leave bicycles, gardening tools, or a barbecue grill in your own private courtyard without reference to estate management — the absence of shared facilities is a feature rather than a limitation. The development’s small size (18 units) also means lower monthly maintenance contributions, though buyers should verify the prevailing MCST fees before purchase.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $3,600,000 to $4,920,000, averaging $4,156,667 (~$2,210 psf).
Rents range from $4,350 to $6,500 per month across 9 rental transactions. Current rental yield sits at approximately 1.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23% (from $1,797 to $2,210 psf).
Neighbourhood Comparison
The most relevant direct comparisons are Normanton Park and Parc Clematis — both 99-year leasehold mega-developments within the same D5 corridor, completed in 2019–2023 at 1,840 and 1,450 units respectively. Both offer rich shared facilities (pools, gyms, clubhouses, function rooms) and recent lease starts, and both transact at a PSF discount of roughly 16–18% to Westpeak Terrace. For buyers who prioritise MRT proximity, amenities, and relative affordability at entry, Normanton Park or Parc Clematis are the more straightforward choices. The 99-year lease caveat is real but both developments have 90+ years remaining, meaning lease decay is not yet a practical concern.
Elta (2024, 501 units, ~S$2,556 psf, 99-year) and Faber Residence (2025, 399 units, ~S$2,157 psf, 99-year) represent the newer leasehold supply in the broader west district. Both are priced at or above Westpeak Terrace on a PSF basis — a reversal of the traditional freehold premium — reflecting the new-launch premium and the limited fresh supply in the area. The freehold argument for Westpeak Terrace is most compelling in contrast to these newer 99-year launches: buyers paying S$2,500+ psf for a fresh leasehold unit might find the case for S$2,210 psf freehold terrace compelling if the lifestyle format suits.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WESTPEAK TERRACE | Freehold | — | — | $2,210 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
ShiokNest Scores
Our proprietary scoring system evaluates WESTPEAK TERRACE across multiple dimensions.
What Residents Say
“We chose West Coast Walk specifically because of the school catchment — Nan Hua Primary was our first choice for our daughter, and being within 1 km with a freehold address felt like a long-term decision we could commit to. The terrace format means the kids have their own floor and we actually have space to breathe.”
— Owner-occupier family, Westpeak Terrace resident (via community feedback)
“I am on a three-year postdoc at NUS and cycle to the Faculty of Science most mornings. The rental is not cheap but the space is completely different from what I could find closer to Clementi MRT — and the peace and quiet here is something I value after long lab days.”
— NUS postdoctoral researcher, Westpeak Terrace tenant (via community feedback)
Strengths & Weaknesses
- Freehold title — no lease decay, perpetual land ownership
- Three-storey terrace format: genuine private outdoor space and vertical separation of living areas
- NUS campus ~1–1.2 km — strong academic and research tenant pool
- Biopolis/one-north ~2 km — proximity to Singapore's biomedical and tech employment hub
- Clementi EWL 0.78 km — accessible without a car for MRT commuters
- Exceptional primary school catchment: Clementi Primary, Nan Hua, Pei Tong, Qifa all within 1.4 km
- NUS High School of Maths & Science 1.28 km — rare STEM secondary option in the west
- Small cluster of 18 units — privacy, low-rise character, minimal shared-facility contention
- PSF freehold premium still below newest leasehold new-launches (Elta at $2,556 psf)
- West Coast Plaza and Clementi Mall within 0.7–0.9 km for daily retail needs
- Extremely thin transaction base (3 sales) — limited price discovery and poor liquidity
- No shared facilities: no pool, gym, function room, or clubhouse
- Gross yield of 1.32% is low — not a strong pure-investment play at current pricing
- Absolute price point $3.9–4.9 million limits buyer pool significantly
- En-bloc potential negligible (score 17/100) — 18 units too small for viable redevelopment
- Clementi MRT is EWL-only — one interchange needed to access NSL or CCL
- Walk to MRT not fully sheltered — 0.78 km exposed to heat and rain
- Older development (completed 1991) — likely requires renovation budget for interiors and M&E
- ShiokNest composite score 19/100 reflects thin data weighting, not a qualitative verdict
Verdict
Westpeak Terrace is a highly specific product for a highly specific buyer. If you are an NUS academic, a senior researcher at Biopolis, or a family seeking to live within comfortable walk or cycle distance of both the NUS campus and a cluster of high-performing primary schools — and you value the freehold title, the privacy of a terrace-house layout, and the absence of shared-facility politics — there are very few comparable products in Singapore’s western corridor at this price point. The freehold land tenure is the most durable financial argument: you are not on a depreciating 99-year clock, and the West Coast land parcel retains its full market value in perpetuity.
The counterpoints are real. The gross rental yield of 1.32% (approximately S$5,011 per month average on a ~S$4.5 million asset) is low by Singapore investment standards, and the thin transaction base means there is limited price discovery and relatively poor liquidity compared to a 500+ unit condominium. Buyers who need to exit quickly in a downturn will find fewer ready buyers for an asset at this absolute price level. The en-bloc potential is minimal: 18 units is too small and too heterogeneous in land title to attract a developer on meaningful terms, hence the 17/100 en-bloc score.
For owner-occupiers with a long time horizon, a genuine preference for the terrace-house format, and a tie to the NUS–one-north cluster, Westpeak Terrace is a compelling and underappreciated address. For investors seeking yield or capital velocity, the numbers do not support a primary investment thesis at current pricing.