Overview & Key Facts
CARABELLE is a 956 yrs lease commencing from 1928 condominium at WEST COAST WAY in District 5 (OCR), developed by SIM LIAN GROUP, comprising 338 units, completed in 2009.
Location & Connectivity
CARABELLE is approximately 1010m from Clementi MRT station.
| Station | Line | Distance |
|---|---|---|
| Clementi | East-West Line | 1 km |
Schools & Education
7 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Qifa Primary School | Primary | 490m |
| One World International School (Nanyang) | International | 680m |
| Nan Hua Primary School | Primary | 690m |
| Clementi Town Secondary School | Secondary | 790m |
| Nan Hua High School | Secondary | 900m |
| Clementi Primary School | Primary | 1 km |
| Pei Tong Primary School | Primary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,674 psf | $1,533,225 |
| 3 BR | 18 | $1,575 psf | $1,953,154 |
| 4 BR | 10 | $1,578 psf | $2,375,178 |
| 5+ BR | 2 | $1,388 psf | $2,875,000 |
Market Position
CARABELLE has recorded 48 sales at an average price of $1,922,012.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CARABELLE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,916/mo | $1,533,225 | 3.06% |
| 3 BR | $4,707/mo | $1,953,154 | 2.89% |
| 4 BR | $5,694/mo | $2,375,178 | 2.88% |
| 5 BR | $6,413/mo | $2,875,000 | 2.68% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 14 | $1,395 psf | — |
| 2022 | 6 | $1,439 psf | ↑ 3.2% |
| 2023 | 8 | $1,625 psf | ↑ 12.9% |
| 2024 | 9 | $1,761 psf | ↑ 8.4% |
| 2025 | 9 | $1,819 psf | ↑ 3.3% |
| 2026 | 2 | $1,825 psf | ↑ 0.3% |
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The latest reading marks the highest point in this series — CARABELLE prices have climbed 30.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
Lease Analysis
With 1 years remaining on its 99-year lease, significant financing restrictions apply.
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, international school families and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
first-time hdb upgraders and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for sports / active lifestyle and yield-focused investors — other options likely serve them better. Proximity to PCN, reservoirs, or parks supports a runner/cyclist/swimmer lifestyle.
One caution flagged here: avoid if mrt-dependent — MRT is ~1014m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
CARABELLE is a 956 yrs lease commencing from 1928 development in District 5 (OCR), with 338 units, offering a gross yield of 2.8%.
At ~$1,820 psf, it represents a competitive entry point in the OCR segment.
Explore the full CARABELLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CARABELLE against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (660m away), an upgrader gap of about $1,100,000
- Jurong East — 4-room average $564,824 (750m away), an upgrader gap of about $1,350,000
FAQ
What is the average PSF for CARABELLE?
Is CARABELLE freehold?
What is the rental yield for CARABELLE?
Which MRT is nearest to CARABELLE?
Sources & Next Steps
- CARABELLE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 48 transactions
- Rental data: 294 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 48 records analysed · Source: URA private-sale caveats