Deep Property Dossier
Parc Clematis
Jalan Lempeng · District D05 (Buona Vista / West Coast / Clementi New Town)
Tenure 99-year LeaseholdType CondominiumMRT EW23 Clementi MRT Station · 1270mDeveloper SingHaiyi Group Pte Ltd & Chuan Capital Pte Ltd
Livability
5.2/10
Own-stay
Investment
6.0/10
Invest fit
Overall
5.6/10
Live + Invest
Bottom line: Parc Clematis offers strong appreciation and education, but weak transport and amenities, making it a polarizing choice.
1
Overview
- Project
- Parc Clematis
- Address / District
- Jalan Lempeng · D05
- Positioning
- Buona Vista / West Coast / Clementi New Town
- Developer
- SingHaiyi Group Pte Ltd & Chuan Capital Pte Ltd
- Type
- Condominium
- Units
- ~1468
- Tenure
- 99-year Leasehold
- Nearest MRT
- EW23 Clementi MRT Station · 1270m
- On-market
- ~145 listings
- Avg asking PSF
- ~$2147.0
- Historical txns
- ~1739 txns
- District avg PSF
- D05 ~$2178
| Bed | Area sqft | On-sale | Txns | Avg PSF | Price range |
|---|---|---|---|---|---|
| 1-BR | 452–710 | 22 | 140 | $1729 | $0.90M–$1.07M |
| 2-BR | 506–894 | 85 | 626 | $1731 | $1.37M–$1.90M |
| 3-BR | 743–1475 | 24 | 630 | $1747 | $1.49M–$3.50M |
| 4-BR | 1237–2660 | 8 | 223 | $1751 | $2.90M–$4.00M |
| 5-BR | 1636–3834 | 6 | 120 | $1634 | $3.85M–$5.30M |
Avg PSF is the per-bedroom historical transaction mean. Source: open-market transaction records.
2
Livability · 5.2
Transport 3 · Amenities 4 · Green 3 · Schools 9 · Quiet 6 · Layout 6
- Transport：At 1270m from Clementi MRT, it exceeds comfortable walking distance, scoring poorly for car-lite lifestyles.
- Amenities：No major mall or market within 300m; Clementi Mall is about 1.2km away, limiting daily convenience.
- Green：Lacks immediate parks; the nearest sizeable green space like West Coast Park is over 2km away.
- Schools：Excellent proximity to Nan Hua Primary School (SAP, 0.3km) and other primary schools, a major draw for families.
- Quiet：Located along Jalan Lempeng, likely a mixed residential setting with some road noise, not a pure enclave.
- Layout：Layout efficiency cannot be assessed from data; assume typical new condo efficiency, but verify in person.
🚇 MRTEW23 Clementi MRT Station 1270m
🎓 SchoolsNan Hua Primary School (Primary ·top 0.3km) · Clementi Town Secondary School (SECONDARY (S1-S5) 0.3km) · Clementi Primary School (Primary 0.5km) · Qifa Primary School (Primary 0.5km) · Pei Tong Primary School (Primary 0.9km) · Nan Hua High School (SECONDARY (S1-S5) ·top 1.4km)
Location · Jalan Lempeng (map: OneMap / SLA)
3
Investment · 6.0
- Price Trend：Historical CAGR of ~5% (2019-2026) demonstrates strong capital appreciation, outpacing inflation.
- Liquidity：With ~1,739 total transactions over 8 years, annual volumes exceed 200, indicating a highly liquid market.
- Listing Premium：Average listing PSF of $2,147 is below the 2026 transaction PSF of $2,266, suggesting possible negotiation upside or unit mix differences.
- Vs-District：Parc Clematis trades at a slight premium (~4% above D05 average PSF in 2026), reducing value-for-money appeal.
- Summary：Strong growth and liquidity make it attractive for capital gains, but premium entry and upcoming supply require a long-term view.
Upside 9 · Rental 0 · Liquidity 9 · Resilience 7 · Entry 5
Source: open-market records · per-bedroom deep history. *Last year partial.
Yearly avg PSF by bedroom; ≥4 txns/point. Source: open-market records.
Source: open-market records + URA. *Last year partial.
| Project | TOP | Asking PSF | — |
|---|---|---|---|
| Lyndenwoods | 2028 | $2,635 | |
| Blossoms By The Park | 2026 | $2,585 | |
| Bloomsbury Residences | 2029 | $2,577 | |
| Terra Hill | — | $2,560 | |
| One-North Eden | 2024 | $2,474 | |
| ELTA | 2028 | $2,466 |
Same-district comparables · avg asking PSF. Source: open-market listings.
4
Entry Cost & Return
Price is only part of it — stamp duty (BSD + ABSD), monthly repayment, net yield and break-even decide whether it is worth it. Figures below use a representative 2-BR · $1.63M.
| Buyer | BSD | ABSD | Total duty | All-in price | % of price | Break-even* |
|---|---|---|---|---|---|---|
| Citizen · 1st | $0.05M | — | $0.05M | $1.68M | 3.1% | ~0.6 yr |
| Citizen · 2nd | $0.05M | $0.33M | $0.38M | $2.01M | 23.1% | ~4.3 yr |
| PR · 1st | $0.05M | $0.08M | $0.13M | $1.76M | 8.1% | ~1.6 yr |
| Foreigner | $0.05M | $0.98M | $1.03M | $2.66M | 63.1% | ~10.0 yr |
*Break-even = years of appreciation to offset stamp duty, at the project ~5%/yr historical growth; ABSD varies with policy.
Dark = at project ~5%/yr, light = district ~5%/yr (optimistic).
Repayment & down-payment (LTV 75% · 3.5% · 25 yr):
| Bed | Ref price | Down 25% | Min cash 5% | Loan 75% | Monthly |
|---|---|---|---|---|---|
| 1-BR | $0.90M | $0.22M | $0.04M | $0.67M | ~$3,375 |
| 2-BR | $1.37M | $0.34M | $0.07M | $1.03M | ~$5,136 |
| 3-BR | $1.49M | $0.37M | $0.07M | $1.12M | ~$5,594 |
Indicative only; subject to bank approval.
Recent transactions (negotiation basis):
| Month | Bed | Floor | Area | Price | PSF |
|---|---|---|---|---|---|
| 2026-07 | 3-BR | 06 | 1,044 | $2.60M | $2,490 |
| 2026-06 | 3-BR | 08 | 829 | $1.99M | $2,398 |
| 2026-06 | 2-BR | 11 | 721 | $1.65M | $2,286 |
| 2026-06 | 3-BR | 11 | 861 | $1.90M | $2,207 |
| 2026-06 | 2-BR | 12 | 732 | $1.53M | $2,090 |
| 2026-06 | 2-BR | 22 | 689 | $1.39M | $2,019 |
| 2026-06 | 2-BR | 21 | 689 | $1.38M | $1,996 |
| 2026-06 | 2-BR | 20 | 689 | $1.37M | $1,988 |
| 2026-05 | 3-BR | 04 | 915 | $2.19M | $2,391 |
| 2026-05 | 3-BR | 0 | 915 | $2.19M | $2,391 |
| 2026-05 | 4-BR | 15 | 1,496 | $3.56M | $2,380 |
| 2026-05 | 3-BR | 05 | 893 | $2.08M | $2,329 |
Source: open-market transaction records (per-bedroom · with floor).
5
Supply · Demand · Planning
- Planning Outlook：URA Master Plan 2025 injects new housing and amenities in Buona Vista, West Coast, and Clementi, potentially boosting the area's profile.
- Future Supply：Significant upcoming launches (ELTA, Faber Residence, etc.) adding ~1,900 units by 2029 may intensify competition and suppress price growth.
- Future Demand：Proximity to top schools and planned developments could sustain buyer interest, particularly from families.
- Tenure & Holding：As a 99-year leasehold (est. 91 years left), long-term holding is needed to avoid lease decay risks; not ideal for short-term flips.
- Impact on Current Investment Value：High supply pipeline and lease run-off could moderate capital appreciation, making current entry less compelling unless bought at a discount.
Future supply pipeline (District D05 upcoming launches):
| Upcoming | Units | Est. TOP | Status |
|---|---|---|---|
| ELTA | 501 | 2028 | U/C |
| Faber Residence | 399 | 2029 | U/C |
| Bloomsbury Residences | 358 | 2029 | U/C |
| Lyndenwoods | 343 | 2028 | U/C |
| Blossoms By The Park | 275 | 2026 | U/C |
| Total | ~1876 | completing |
Around 2025 new launches set the ceiling; resale here is the value entry. Source: URA (split by sale type).
Planning & supply timeline. Source: URA Master Plan 2025 + open-market listings.
Tenure & holding period: For a 99-yr lease, the future depends on how long you hold — below: remaining lease and CPF/loan impact by holding period.
| Hold | Lease left | Bala value* | CPF / loan |
|---|---|---|---|
| After 5 yr | ~91 yr | ~93% | Full access |
| After 10 yr | ~86 yr | ~92% | Full access |
| After 20 yr | ~76 yr | ~88% | Full access |
| After 30 yr | ~66 yr | ~84% | Full access |
*Bala curve is a lease-valuation rule of thumb; indicative only.
*Outlook is based on URA Master Plan 2025 and nearby public planning information, not an official forecast; launch unit counts/TOP are subject to official and developer announcements.
6
Risks & Fit
Who it suits
- Families targeting Nan Hua Primary School
- Investors seeking liquid, capital-growth oriented assets
- Buyers willing to trade off MRT proximity for school access
- Long-term holders comfortable with supply-side pressures
Caution / not for
- Commuters reliant on MRT for daily travel
- Yield-focused investors due to unknown rental yields
- Short-term flippers facing supply wave and potential price stagnation
- Buyers unaware of the premium over district average
Verify before buying
Physically walk to MRT and amenities to assess practicality · Research current rental rates and occupancy in the development · Inspect unit layout for efficiency and noise exposure · Compare with upcoming new launches for pricing and features
7
Summary · Pros & Cons
| ✅ Pros | ⚠️ Cons · Risks |
|---|---|
| Stellar historical price growth (5% CAGR) | Long 1.27km walk to MRT, poorly connected for public transport |
| Liquid resale market with over 200 transactions/year | No major amenities within easy walking distance |
| Extremely close to Nan Hua Primary School (SAP) | No nearby parks or green spaces for recreation |
| Part of a large, well-facilitated condominium | Upcoming supply (~1,900 units) may depress prices |
| Potential uplift from URA Master Plan 2025 developments | Trades at a slight premium to D05, limiting value entry |
Overall · 5.6/10: Parc Clematis excels for families prioritizing Nan Hua Primary School and investors seeking liquid, appreciating assets. However, its weak transport connectivity, distance from amenities, and looming supply glut pose significant risks. The premium over district average and unverified rental yields make it a less attractive entry point unless units are obtained below market value. Suited for long-term holders with school-going children; short-term investors and MRT-dependent buyers should look elsewhere.
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