Overview & Key Facts
THE CLEMENTVALE is a 99 yrs lease commencing from 1997 condominium at MAS KUNING TERRACE in District 5 (OCR), developed by WESTGARDEN DEVELOPMENT PTE LTD, comprising 42 units, completed in 2002.
Location & Connectivity
THE CLEMENTVALE is approximately 850m from Clementi MRT station.
| Station | Line | Distance |
|---|---|---|
| Clementi | East-West Line | 850m |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | Secondary | 820m |
| NUS High School of Mathematics and Science | Jc | 940m |
| Clementi Primary School | Primary | 950m |
| Kent Ridge Secondary School | Secondary | 970m |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Pei Tong Primary School | Primary | 1.4 km |
| Singapore Polytechnic | Tertiary | 1.6 km |
| Nan Hua Primary School | Primary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $1,461 psf | $2,420,000 |
| 5+ BR | 4 | $1,057 psf | $2,232,500 |
Market Position
THE CLEMENTVALE has recorded 9 sales at an average price of $2,336,667.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,084 psf | — |
| 2024 | 2 | $1,494 psf | ↑ 37.8% |
| 2025 | 1 | $1,765 psf | ↑ 18.2% |
| 2026 | 1 | $1,357 psf | ↓ 23.1% |
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From the 2025 high, THE CLEMENTVALE prices have given back 23.1% — still 25.2% above the 2021 baseline.
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 70 years remaining on its 99-year lease, THE CLEMENTVALE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 70 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 42-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for multi-generational families, car-owning households, tertiary student housing and long-term hold (10+ yr). Larger unit configurations or dual-key layouts make this viable for 3-generation households.
wfh / hybrid workers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
THE CLEMENTVALE is a 99 yrs lease commencing from 1997 development in District 5 (OCR), with 42 units, offering a gross yield of 3.8%.
At ~$1,561 psf, it represents a competitive entry point in the OCR segment.
Explore the full THE CLEMENTVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE CLEMENTVALE against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (220m away), an upgrader gap of about $1,500,000
- Queenstown — 4-room average $1,002,705 (1.9 km away), an upgrader gap of about $1,350,000
FAQ
What is the average PSF for THE CLEMENTVALE?
Is THE CLEMENTVALE freehold?
What is the rental yield for THE CLEMENTVALE?
Which MRT is nearest to THE CLEMENTVALE?
Sources & Next Steps
- THE CLEMENTVALE 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: 9 transactions
- Rental data: 3 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 9 records analysed · Source: URA private-sale caveats