Whistler Grand
Picture a 36-storey twin-tower flagship perched on the West Coast Vale ridge, with West Coast Park's mangrove-fringed coastline a five-minute walk away and the Jurong Lake District (Singapore's planned second CBD) a single MRT segment to the west. That is Whistler Grand (as of 2026-05) — City Developments Limited's 716-unit play on District 5's mass-market belt, launched in 2018 and TOP'd in 2021. Eight years into its 99-year lease, with the JLD masterplan accelerating and the Cross Island Line confirmed for Clementi interchange, it has become one of the cleanest D5 stress-tests of the question every OCR buyer asks: does the CDL covenant and a credible masterplan thesis offset the absorption risk of a 716-unit launch?
For a buyer-investor weighing Whistler Grand against the D5 mega-cohort — Parc Riviera, Twin Vew, Parc Clematis and Normanton Park (compare D5 99-year stacks side by side) — the question is not whether West Coast deserves a re-rating. The Jurong Lake District is already mid-build-out and Clementi's CRL works are underway. The question is whether Whistler Grand's entry pricing on a 99-year lease from 2018 (~92 years remaining as of 2026-05) leaves enough runway for the masterplan dividend to land in your hold horizon. This review walks through the data, the trade-offs and the scenarios where Whistler Grand earns its keep.
The headline numbers (as of 2026-05):
- Developer: City Developments Limited (SGX:C09), one of Singapore's three blue-chip listed developers alongside CapitaLand and UOL, with a track record spanning Sengkang Grand Residences, Amber Park, Piermont Grand and Boulevard 88. The CDL covenant matters at resale and for after-sales defect rectification.
- Site: West Coast Vale, District 5 (West Coast / Clementi / Pasir Panjang), zoned residential under the URA 2019 Master Plan refresh.
- Tenure: 99-year leasehold from 2018 — approximately 92 years remaining (as of 2026-05). This matters for resale optics past year 30 and for CPF usage rules at year 60+.
- Scale: 716 residential units across two 36-storey towers — among the taller residential blocks in D5 OCR. Unit mixes span 1-bedroom (~474 sqft) through 5-bedroom premium (~1,668 sqft).
- TOP: 2021. The project is fully occupied and into its second rental cycle (as of 2026-05).
- Stamp duty: Standard BSD applies for citizens; ABSD layered by buyer profile. Model your effective entry cost with the stamp-duty calculator before viewing — D5 mass-market pricing means the ABSD layer is a meaningful slice of the total deal.
Overview & Key Facts
Whistler Grand is a 716-unit luxury condominium developed by CDL Pegasus Pte Ltd (a subsidiary of City Developments Limited), rising across two 36-storey towers along West Coast Vale in District 5. Completed in 2021 on a 99-year lease from 2018, the development commands attention with its soaring twin towers, resort-scale facilities spread across six thematic clubs, and panoramic views toward the sea, Jurong Island, and the Southern Ridges. At 36 storeys, these are among the tallest residential towers in the West Coast corridor, giving high-floor residents vistas that reach from Sentosa to the container port.
At $1,922 psf, Whistler Grand positions itself squarely between the affordable OCR segment and the premium RCR new launches, competing directly with Normanton Park ($1,864) and Parc Clematis ($1,880). The 3.71% gross yield, supported by $3,800 median rents, is attractive for a District 5 address. The PSF trend has been steadily upward: $1,697 to $1,863 to $1,881 to $1,915 to $2,000 — a consistent appreciation trajectory that reflects growing buyer confidence in the West Coast corridor’s long-term transformation story.
The honest trade-off is MRT access. Clementi MRT on the East-West Line is 1.31 km away — a 16–18 minute walk that falls firmly outside comfortable daily commuting distance. The development partially addresses this with a free shuttle bus service, and the future Jurong Region Line (JRL) will bring Pandan Reservoir MRT station within approximately 1 km, but that station is not expected to open before 2028. For now, Whistler Grand is a development that rewards car owners, shuttle-bus users, and patient believers in the West Coast MRT transformation.
Location & Connectivity
Whistler Grand sits along West Coast Vale, a residential enclave tucked between the Ayer Rajah Expressway (AYE) and West Coast Park. The nearest operational MRT station is Clementi MRT on the East-West Line, approximately 1.31 km away — a distance that translates to 16–18 minutes of walking in Singapore’s tropical heat, and realistically requires either a bus connection, shuttle service, or personal transport for daily commuting.
CDL provides a free shuttle bus service connecting residents to Clementi MRT and, for a period, Jurong East MRT — a pragmatic acknowledgment that the current MRT gap is the development’s primary weakness. For drivers, the AYE on-ramp is minutes away, providing efficient expressway access to the CBD (15–20 minutes), Jurong East, and Changi Airport. West Coast Highway offers an alternative coastal route to the HarbourFront area.
The neighbourhood amenity ecosystem is improving but still developing. West Coast Plaza is the nearest retail option (800 m), offering a Cold Storage supermarket and food court. For more comprehensive shopping, Clementi Mall (1.3 km) and the Jurong East mega-mall cluster (JEM, Westgate, IMM) are a short drive or shuttle ride away. West Coast Park, directly adjacent to the development, provides an expansive recreational green space with playgrounds, BBQ pits, and a cable-ski park — a genuine lifestyle asset for families with children.
School proximity is a standout. Qifa Primary School sits just 390 m away — well within the coveted 1 km ballot priority zone — and Nan Hua Primary at 780 m. Both are popular neighbourhood schools with strong reputations. NUS is a short drive away, adding university students and faculty to the potential tenant pool. The walkability score of 41/100 reflects the car-dependent reality of the West Coast Vale address, but the school access partially compensates for the overall walkability limitation.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Qifa Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | Within 1 km |
| Nan Hua Primary School | primary | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Clementi Town Secondary School | secondary | ~1.1 km |
| Clementi Primary School | primary | ~1.3 km |
| Pei Tong Primary School | primary | ~1.7 km |
Facilities
Whistler Grand’s facilities are its crown jewel — a resort-calibre amenity roster that ranks among the most comprehensive in any OCR development in Singapore. Over 60 leisure facilities are organised across six thematic clubs, spread between the twin towers and extending up to the sky terraces on the 24th and 36th floors. The centrepiece is an 88-metre lap pool — one of the longest in any Singapore condominium — flanked by pool cabanas, a children’s pool, and extensive sun decks.
The six clubs each serve a distinct lifestyle purpose. The Sky Club and Star Club occupy the 24th and 30th floors respectively, offering sky lounges with panoramic views, sky dining areas, and elevated entertainment spaces. At ground level, the Wellness Club includes a cantilevered gymnasium (extending over the pool area for dramatic workout views), a hydrotherapy pool, and relaxation pavilions. The Adventure Club features a glamping garden and river hammock zone — leisure amenities typically associated with boutique resorts rather than residential developments. Tennis courts, a function room, and BBQ facilities complete the outdoor roster.
“The facilities are genuinely resort-quality. The 88-metre pool is extraordinary — you can swim proper laps without ever feeling crowded. The sky terraces on the 24th and 30th floors are where we host guests; the sunset views toward Jurong Island are stunning. My kids spend half their weekends at the glamping garden and playground. CDL over-delivered on the facilities here.”
— Owner-occupier, three-bedroom, since TOP 2021
The 36-storey tower height serves the facilities strategy: by building upward, CDL freed ground-level space for landscaping and pool areas while creating the elevated sky terraces that define the Whistler Grand lifestyle. The trade-off noted by some residents is elevator congestion — at 716 units across two towers with four lifts per tower, peak-hour waits can be substantial, and some residents have reported persistent elevator maintenance issues. CDL’s facilities ambition is unquestionable; the operational execution of maintaining 60+ amenities across 36 floors is the ongoing challenge.
Unit Sizes & Layout
Whistler Grand offers a wide unit mix from one-bedroom (441 sqft) through to five-bedroom configurations (2,422 sqft), including dual-key layouts that cater to multi-generational families or investors wanting two rental income streams from a single unit. The two 36-storey towers provide clear differentiation between sea-facing and city-facing stacks, with the former commanding premium PSF for their unblocked views toward the Strait of Singapore and Jurong Island.
CDL’s build quality is evident throughout. Engineered timber flooring in bedrooms, large-format porcelain tiles in living areas, branded kitchen appliances, and quality bathroom fittings create a premium living environment consistent with CDL’s reputation. Ceiling heights are 2.8 m on standard floors, with penthouse levels receiving additional volume. The master bathrooms in larger units feature rain showers and full-length vanities, while kitchens come with integrated hoods and built-in ovens.
The key unit consideration is the floor level. Below the 15th floor, views are partially blocked by surrounding low-rise developments and mature trees. Between floors 15 and 25, the views open up progressively. Above 25, the panorama is genuinely spectacular — uninterrupted sea views, sunset vistas, and on clear days, visibility extending to Indonesia. The PSF premium for high floors is substantial (typically 10–15% above equivalent low-floor units) but justified by the view quality in a development where the 36-storey height is the defining selling point.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 30 | $1,866 | $823,603 |
| 1 BR | 98 | $1,827 | $1,064,409 |
| 2 BR | 43 | $1,826 | $1,398,714 |
| 3 BR | 67 | $1,873 | $2,065,246 |
| 4 BR | 15 | $1,445 | $2,080,613 |
| 5 BR | 2 | $1,506 | $3,492,400 |
Pricing & Market Position
Based on 255 recorded transactions, sale prices range from $745,000 to $3,605,600, averaging $1,434,237 (~$1,935 psf).
Rents range from $2,200 to $7,800 per month across 556 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26.6% (from $1,553 to $1,966 psf).
Neighbourhood Comparison
In the District 5 West Coast corridor, Whistler Grand ($1,922 psf, 99-year from 2018) competes directly with two mega-developments. Normanton Park ($1,864 psf, 99-year, 1,862 units) offers lower entry PSF and its own resort-scale facilities (including proximity to Kent Ridge MRT), but without Whistler’s 36-storey height advantage and sea views. Parc Clematis ($1,880 psf, 99-year, 1,468 units) benefits from the Clementi town centre ecosystem and closer MRT access, but with a lower-rise profile and more conventional facilities. The upcoming Elta ($2,557 psf) at Clementi Avenue 1 trades at a significant premium with closer Clementi MRT access.
Whistler Grand’s competitive moat is the combination of CDL build quality, the 88-metre pool, six thematic facility clubs, and 36-storey sea-view vistas — a lifestyle package that neither Normanton Park nor Parc Clematis can replicate. The weakness is MRT access: both competitors are closer to operational MRT stations. For buyers who prioritise facilities, views, and the West Coast Park lifestyle over MRT walkability, Whistler Grand is the standout choice in the corridor. For daily MRT commuters, Parc Clematis or Normanton Park offer more practical connectivity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WHISTLER GRAND | 99 yrs lease commencing from 2018 | 2021 | 716 | $1,935 |
| 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 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~91 years | Full bank financing available |
| 2048 | ~69 years | CPF usage still unrestricted for most buyers |
| 2057 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2077 | ~39 years | Significant financing restrictions for next buyer |
| 2117 | 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 ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WHISTLER GRAND across multiple dimensions.
What Residents Say
“The views from our 30th-floor unit are why we bought Whistler Grand. Every evening we watch the sun set over Jurong Island from the sky terrace — it’s genuinely magical. The MRT walk is real — we drive to Clementi MRT and park, or take the shuttle bus. Not ideal, but the lifestyle trade-off is worth it. When the JRL opens, this place will be a different proposition entirely.”
— Owner-occupier, three-bedroom, since 2021
“We have two young kids and West Coast Park being right next to the condo is worth more than MRT access to us. The 88-metre pool, the glamping garden, the playgrounds — weekends are fully sorted without leaving the estate. The shuttle bus handles school runs to Qifa Primary. My only gripe is the elevator waits at 8am — 716 units and four lifts per tower means queues.”
— Family of four, four-bedroom, since 2022
“I bought a two-bedder as investment. The shuttle bus is a key selling point for tenants — it gets them to Clementi MRT in five minutes. Yield of 3.7% is solid for District 5. My concern is the elevator reliability — two of four lifts seem to be under repair constantly. CDL needs to address this. The facilities are five-star; the lift management is two-star.”
— Investor-owner, two-bedroom, tenanted since 2023
1. The Jurong Lake District thesis — what is already paid out (as of 2026-05)
JLD is the URA's flagship second-CBD play and the single biggest masterplan dividend available to D5 owners. The Jurong Region Line is under construction (phase 1 opens later this decade), the planned KL-Singapore High-Speed Rail terminus reset has been re-tabled in cross-border discussions, and the lake-edge tourism and commercial cluster around Jurong Lake Gardens is taking shape. For Whistler Grand owners on the east side of the D5 corridor, JLD is a 10-12 minute drive or one EWL segment to Jurong East — the masterplan is a tangible upside lever rather than a speculative bet.
What is still pending: the JRL build-out completes in phases through end-decade, the full lake-district commercial campus continues to scale, and the CRL phase that turns Clementi into an interchange is mid-construction. For Whistler Grand owners, the masterplan dividend is roughly 35-45% delivered (as of 2026-05), with the bulk of the re-rating still ahead — which is either the buying case or the timing risk, depending on hold horizon.
2. Connectivity — Clementi EWL spine plus future CRL interchange
Clementi MRT (East-West Line) is the current backbone, accessible via a 5-7 minute feeder bus or a 12-15 minute walk through West Coast Park-adjacent paths. The EWL run-time to Raffles Place is ~30 minutes; one stop to Jurong East gets you to the JLD core in ~3 minutes plus walk-out. When the Cross Island Line phase covering Clementi opens later this decade, Clementi becomes a major interchange, opening orbital connectivity across the island that the EWL alone cannot deliver. That CRL upgrade is the single biggest non-JLD catalyst Whistler Grand is sitting on.
For drivers, AYE on-ramp at West Coast Highway is 3-5 minutes; PIE access via Clementi Road is 6-8 minutes. Door-to-Raffles Place by car in off-peak is ~18-22 minutes; door-to-Changi by AYE-ECP is ~30 minutes off-peak.
3. West Coast Park — the lifestyle anchor most D5 condos cannot match
Whistler Grand's most defensible non-financial moat is West Coast Park frontage. The park's coastline, mangrove boardwalk, adventure playground and McDonald's beachfront cluster sit a 5-8 minute walk from the development. For families and weekend lifestyle buyers, that frontage is structural — a moat that does not depreciate with the lease and that Parc Riviera and Twin Vew share but Parc Clematis and Normanton Park largely do not. The downside is that the park frontage is the lifestyle case rather than a transit catalyst; the rental yield premium it commands is modest versus stations and schools.
4. Schools and family demand
D5 schooling is functional rather than headline. NUS High School of Math and Science and Anglo-Chinese School (Independent) are within reach by school bus. Local primary catchment includes Qifa Primary and Nan Hua Primary in the broader 1-2km belt. NUS, INSEAD Singapore and SP are short transit hops, anchoring a structural undergraduate and post-grad rental segment that consistently fills 1-bedroom and 2-bedroom stock. The rental demand profile is broader and less concentrated than Bidadari's international-school case — which is both a hedge and a ceiling.
5. Pricing context and the D5 mass-market reality
D5 transactions cluster around the OCR mass-market band, with the mega-cohort of Parc Riviera, Twin Vew, Parc Clematis, Normanton Park and Whistler Grand setting the comparable PSF range. At 92 years remaining (as of 2026-05), Whistler Grand trades at a discount to fresh launches but a measurable premium to D5 99-year stock with sub-80-year leases. The mass-market positioning means yield compression is faster than CCR/RCR stock during rental softness, but absolute price points are accessible — which broadens the buyer pool and supports liquidity. Use the total-cost calculator to fold in MCST and tax over your hold horizon, and the ROI calculator to stress-test rental yield assumptions.
6. What 716 units means in practice — the absorption math
Large unit counts cut two ways. Pro: deeper resale order book, more rental comparables, faster price discovery, easier mortgage valuations. Con: concentration risk on any single school year or expat-cycle downturn — if 25-35 units come to rent in the same quarter, asking rents soften. And Whistler Grand does not sit alone; the D5 mega-cohort within 1.5km tops 5,300 99-year units, with rental cycles broadly correlated. Investors should run scenarios at 85% occupancy and stress-tested rent levels, not stabilised 95% assumptions. The flip side is that the CDL covenant tends to support resale prices in soft years more than smaller-developer projects — a brand-floor effect that boutique competitors cannot replicate.
7. Lease year 8 — what changes at year 30 and year 60
At lease year 8 (as of 2026-05), Whistler Grand is well within the prime financing band — full bank financing on standard LTV, full CPF usage, no SSD friction on resale. The inflection points to plan for are year 30 (CPF restrictions begin to taper for buyers depending on age) and year 60 (financing tenor cliffs and CPF rules tighten meaningfully). For owner-occupiers buying today with a 15-25 year hold, the lease-decay tail is benign; for investors planning a 7-10 year hold, the decay is largely invisible in the resale math. Use the lease-decay calculator to model exit scenarios at year 15 and year 20 against your entry PSF.
How Whistler Grand stacks against its closest D5 peers (indicative, as of 2026-05; verify with current listings):
| Project | Tenure | Units | TOP | MRT | Distinguishing factor |
|---|---|---|---|---|---|
| Whistler Grand | 99yr from 2018 (~92yr) | 716 | 2021 | Clementi EWL ~5min bus | West Coast Park frontage + CDL covenant |
| Parc Riviera | 99yr from 2016 (~90yr) | 752 | 2019 | Clementi EWL ~6min bus | Sungei Pandan frontage, EL Dev mass-market |
| Twin Vew | 99yr from 2017 (~91yr) | 520 | 2021 | Clementi EWL ~5min bus | Compact, river-edge stacks, China Construction |
| Parc Clematis | 99yr from 2018 (~92yr) | 1,468 | 2022 | Clementi EWL ~10min walk | Mega-development, 5 distinct zones, SingHaiyi |
| Normanton Park | 99yr from 2019 (~93yr) | 1,862 | 2024 | Kent Ridge CCL ~12min walk | Largest in cohort, Kent Ridge Park frontage, Kingsford |
Use the D5 comparison tool to line up specific stacks on PSF, floor and orientation. The price heatmap shows how PSF tapers across the West Coast Vale and Clementi sub-zones, and the rental-yield map highlights where the cohort is holding versus compressing.
Who Whistler Grand fits best
Whistler Grand suits three buyer archetypes most cleanly (as of 2026-05):
- End-user families who value the development's facility load and intend to occupy for 5+ years — the strengths and risks blocks above outline the day-to-day liveability case.
- Yield investors with HDB+1 portfolios who want OCR/RCR diversification — verify the gross-yield maths via our rental-yield calculator before committing.
- HDB upgraders graduating from a 5-room flat, who need to confirm TDSR headroom and ABSD-remission eligibility — the affordability calculator models the full cash + CPF stack.
This project is less suitable for foreign buyers facing the 60% ABSD ceiling unless under qualifying tax treaty, and for short-hold flippers given Singapore's seller's stamp duty cliff in the first three years.
Verdict (as of 2026-05): Whistler Grand is a credible buy for the family-owner archetype and a defensible hold for the patient investor — but it is firmly an OCR mass-market play with all the absorption-risk realities that entails.
- Buy if: You want West Coast Park frontage, Clementi MRT access with confirmed CRL interchange upside, and a 92-year runway in a district that sits on the URA's flagship JLD masterplan. The CDL covenant is a real resale-confidence factor against smaller-developer competitors in the same cohort.
- Hold/observe if: You are stretched on entry pricing and need rental yield above ~3.2% gross to make the math work. The 716-unit absorption profile plus the broader D5 mega-cohort means yield compression is real in soft years, and the JLD re-rating is a 5-10 year curve rather than a 1-2 year catalyst.
- Skip if: You prioritise a station-walk catchment with sub-5-minute walk to MRT — Whistler Grand is a feeder-bus or 12-15 minute walk project, which the cohort largely shares but which boutique RCR alternatives can beat. Or if you need a CCR address for buyer-pool reasons — D5 OCR is structurally a different rental and resale market.
Before you commit, model the deal end-to-end: mortgage and amortisation, TDSR headroom, and a cash-flow projection for the rental years. For HDB upgraders, also work the decoupling scenarios against future ABSD exposure, and stress-test the refinancing math for year 4 and year 7 against current SORA expectations.
Bottom line (as of 2026-05): Whistler Grand is the most liquid mass-market expression of the Jurong Lake District thesis from the east side of the corridor, with West Coast Park frontage, Clementi MRT (EWL today, CRL interchange confirmed) one bus segment away, and a 92-year lease that puts it firmly ahead of D5's older 99-year stock on lease-decay math. CDL's developer covenant adds a meaningful resale-confidence premium versus boutique competitors.
- Tenure premium: 99-year lease from 2018 leaves approximately 92 years remaining (as of 2026-05) — comfortably clear of the 60-year CPF/financing inflection. Model the runway tail with the lease-decay calculator.
- Connectivity upside: Clementi MRT (East-West Line) is the current spine and will become a CRL interchange when phase 1 opens later this decade. Door-to-Raffles Place by EWL is ~30 minutes; door-to-JLD by car is 10-12 minutes off-peak. See commute-time map for isochrones from West Coast Vale.
- Masterplan dividend: Jurong Lake District is the URA's flagship second-CBD play, with the Jurong Region Line, KL-Singapore HSR terminus reset, and tourism cluster around the lake all factored into the 2019 Master Plan. The URA Master Plan overlay shows what is still landed for delivery to D5's west.
- Watch-outs: 716-unit project size means real absorption risk on any single rental cycle; the D5 mega-cohort (Parc Riviera 752 units, Twin Vew 520, Parc Clematis 1,468, Normanton Park 1,862) means the broader pool is north of 5,300 99-year units within 1.5km. Check the new-launches and pipeline map for incoming GLS competition.
- Best for: Owner-occupier families wanting West Coast Park + Clementi MRT catchment, or investors with an 8-12 year hold willing to ride the JLD completion curve and CRL opening.