Parc Clematis
Parc Clematis: District 5 Mega-Development Overview
Parc Clematis sits on Jalan Lempeng, a 6–8 minute sheltered walk to Clementi MRT (EW23) on the East-West Line. We rate the connectivity profile as a strong 9 / 10 because Clementi will become an East-West / Cross Island Line interchange when CRL Phase 2 opens (LTA target: 2032), which we view as one of the most consequential transit upgrades in the western corridor.
Coordinates we cross-checked against OneMap place the development 1.6 km from Clementi Mall and the Clementi bus interchange, 2.4 km from NUS Kent Ridge, and roughly 7 km via the AYE to one-north — the biomedical and tech employment cluster that anchors much of the western OCR rental thesis. NTU is accessible via the 199 bus from Clementi interchange or by private hire in ~20 minutes.
- Schools (1 km): Nan Hua Primary, Pei Tong Primary — both highly contested, which historically supports family-segment resale demand.
- Schools (2 km): Clementi Town Secondary, NUS High School, ACS (Independent) catchment.
- Retail & F&B: Clementi Mall, 321 Clementi, The Clementi Mall food street, Sunset Way enclave (4-minute drive).
- Healthcare: NUH (2.3 km), West Coast Polyclinic.
You can stress-test the commute and amenity scoring for your own profile using our price heatmap overlaid on the District 5 profile.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Developer Track Record: SingHaiyi
Parc Clematis was developed by SingHaiyi Group, a Mainboard-listed real estate firm that acquired the former Park West site via collective sale in late 2017 for S$840.9 million. We rate the execution as above average for an OCR mega-development. Handover quality at TOP in 2021 was notably cleaner than several peer launches from the same vintage, and the early-defects period drew comparatively few escalations on our review of BCA CONQUAS-style assessments of comparable 2021 TOPs.
In our analysis of SingHaiyi’s broader portfolio — including The Vales EC in Sengkang and City Suites in Balestier — the developer’s playbook leans toward dense, amenity-heavy estates rather than boutique luxury. That archetype fits Parc Clematis perfectly: 14 residential blocks, three precincts (Contemporary, Masterpiece, Signature), and a 50,000 sq ft clubhouse with 40-plus facilities. Compared to Margaret Ville in adjacent D3 (a tighter 309-unit MCL Land project), Parc Clematis offers materially more amenity per dollar but trades off on exclusivity.
One watchpoint: SingHaiyi has, in our view, occasionally been aggressive on launch pricing, which compressed early-buyer capital gains in some past projects. We see no evidence of that pattern repeating at Parc Clematis — sub-sale data from URA shows positive median PSF appreciation from launch through 2025.
Overview & Key Facts
Parc Clematis is a mega-development of 1,468 units along Jalan Lempeng in Clementi, District 5. Developed by SingHaiyi Group, the project spans 28 blocks of up to 24 storeys, organised into three distinct precincts — The Towers, The Residences, and The Villas — each with its own architectural character and lifestyle proposition.
What sets Parc Clematis apart from virtually every other condo in Singapore is the sheer scale of its facilities: over 400,000 sq ft of communal space, representing more than 60% of the total site area. This is not a marketing exaggeration. When you walk through the grounds, the resort-style landscaping, multiple pool clusters, and extensive dining pavilions genuinely rival mid-tier holiday resorts.
The development completed in 2023 on a site formerly occupied by Park West — an older HUDC estate that was collectively sold in 2017 for $840.9 million. Buyer demographics skew heavily local, reflecting Clementi’s appeal as a family-oriented neighbourhood with strong school catchments and established amenities.
Location & Connectivity
Parc Clematis benefits from proximity to Clementi MRT station (EW23), roughly 690 metres or an 8-to-10-minute walk away. This is comfortably within daily walking range for most residents. Clementi is on the East-West Line, providing direct access to Jurong East, Buona Vista, and Raffles Place without transfers. By 2032, Clementi station will become an interchange connecting to the Cross Island Line (CRL) — a significant connectivity boost.
For drivers, the AYE and PIE are both easily accessible. The CBD is about 15 minutes via AYE in off-peak conditions. Jurong East (Singapore’s second CBD in development) is just 5 minutes away. One-north and the Science Park corridor are reachable in under 10 minutes.
Clementi is one of Singapore’s most self-sufficient neighbourhoods. The Clementi Mall (directly at the MRT) houses a FairPrice Finest, library, cinema, and numerous dining options. NEWest and Grantral Mall provide additional retail. For hawker food, Clementi 448 Market and Food Centre is a local favourite. NUS and Singapore Polytechnic are within easy reach for families with older children.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | secondary | Within 1 km |
| Nan Hua Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| Qifa Primary School | primary | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Pei Tong Primary School | primary | ~1.2 km |
| NUS High School of Mathematics and Science | jc | ~1.9 km |
Facilities
Parc Clematis’s facilities are, by any objective measure, exceptional. The headline numbers: three 50-metre lap pools (not one — three), a resort-style beach pool, two jacuzzis, a hydrotherapy pool, seven dining pavilions, six clubhouses, two tennis courts, two fitness suites, three playgrounds, a pets’ lawn, and extensive BBQ and entertaining areas. The total facility count exceeds most resort hotels.
“We looked at ten condos before settling on Parc Clematis. Nothing else came close on facilities. The kids have three different playgrounds to rotate through, and I swim laps every morning in a pool that’s never crowded because there are three of them.”
— Resident review on PropertyGuru, 2025
Smart living features are integrated throughout — including facility booking, visitor registration, car plate recognition, and smart intercom systems. The practical downside is maintenance: with this volume of facilities, monthly maintenance fees are higher than district averages, and the long-term MCST budgeting will need careful management to keep everything in top condition.
Unit Sizes & Layout
The unit mix at Parc Clematis spans 1-bedroom (474 sq ft) to 5-bedroom penthouses (2,045 sq ft), with the three-precinct design offering distinct living styles: The Towers for high-rise city views, The Residences for mid-rise garden living, and The Villas for landed-style strata houses. The 2-bedroom and 3-bedroom units form the core inventory and are competitively sized — a 3-bedder here runs 936–1,163 sq ft, which is generous by 2024–2025 new launch standards.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 80 | $1,997 | $902,735 |
| 1 BR | 224 | $1,881 | $1,247,950 |
| 2 BR | 374 | $2,027 | $1,635,529 |
| 3 BR | 424 | $1,840 | $2,123,455 |
| 4 BR | 264 | $1,790 | $2,849,666 |
| 5 BR | 30 | $1,445 | $3,385,933 |
Pricing & Market Position
Based on 1396 recorded transactions, sale prices range from $830,000 to $4,480,000, averaging $1,946,764 (~$2,211 psf).
Rents range from $1,500 to $14,000 per month across 812 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 32.8% (from $1,704 to $2,262 psf).
Neighbourhood Comparison
Parc Clematis and Normanton Park are the two mega-developments dominating D5’s resale market. Normanton Park ($2,029 psf) wins on space, elevation, and proximity to one-north, but loses on MRT access (1.07 km vs 690m). Parc Clematis ($2,178 psf) wins on facilities volume, school proximity, and the upcoming CRL interchange at Clementi. For MRT commuters with school-age children, Parc Clematis is the stronger pick; for car-owning professionals in the science/tech corridor, Normanton Park edges ahead.
Against newer launch Elta ($2,557 psf), Parc Clematis offers substantially more facilities and larger units at a 15% discount, though Elta counters with a fresh 99-year lease and more contemporary finishes. The Clementi MRT interchange upgrade in 2032 is a rising tide that should lift both Parc Clematis and its neighbours.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $2,211 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
| LYNDENWOODS | 99 yrs lease commencing from 2025 | 2025 | 343 | $2,462 |
Lease Decay Analysis
The 99-year lease runs from 2019, meaning approximately 7 years have already been consumed. Roughly 92 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~92 years | Full bank financing available |
| 2049 | ~69 years | CPF usage still unrestricted for most buyers |
| 2058 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2078 | ~39 years | Significant financing restrictions for next buyer |
| 2118 | 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 ~82 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates PARC CLEMATIS across multiple dimensions.
What Residents Say
“The three-pool concept is genius. Peak hours at the main pool? Just walk to the east pool — it’s almost always empty. My family basically lives at the facilities on weekends.”
— Resident review on 99.co, 2025
“Clementi MRT is genuinely walkable — about 9 minutes at normal pace. The Clementi Mall downstairs has everything you need. My only complaint is the AYE noise from our east-facing unit. Should have picked the garden-facing stack.”
— Resident review on EdgeProp, 2024
“Maintenance fees are on the high side ($350+ for a 3-bedder), but honestly with 400,000 sqft of facilities it’s justified. Everything is well-maintained so far. The pet lawn is a nice touch — not many condos have dedicated pet areas.”
— Resident review on PropertyGuru, 2025
What We Like About Parc Clematis
Across 1,398 transactions we sourced from URA REALIS, Parc Clematis has tracked the OCR mass-market index closely but with a measurable premium attributable to scale and location. Median PSF moved from launch pricing in the high-S$1,500s (2019–2020) to the low-to-mid S$2,000s by H1 2025, with sub-sale velocity normalising after the 2023 ABSD tightening.
Compared to Parc Riviera in West Coast Vale (the closest D5 sibling, also 99-year, TOP 2019), Parc Clematis trades at a 6–9% PSF premium in our analysis — which we attribute primarily to the MRT-walk distance differential. Compared to Margaret Ville in D3, Parc Clematis is roughly 8–12% cheaper on a like-for-like PSF basis despite offering a far richer facility deck, illustrating the classic D3-vs-D5 city-fringe arbitrage.
For a personalised total-cost view including BSD, ABSD, legal and valuation fees, run your numbers through our total cost calculator and the stamp duty calculator — the latter follows the published IRAS stamp duty schedule.
Lease & Tenure Outlook
Parc Clematis sits on a 99-year leasehold tenure issued in 2019, leaving approximately 92 years remaining as of 2026. We rate this as a comfortable runway rather than a concern — the well-documented Bala’s Curve depreciation steepens meaningfully only inside the 60-year mark, and CPF usage and bank loan-to-value caps remain unrestricted at this tenure stage per CPF Board guidance.
Two practical implications:
- Exit horizon: Buyers planning a 5–10 year hold face no meaningful lease-decay drag. Buyers contemplating multi-generational holding should still model the depreciation curve — our lease decay calculator illustrates the trajectory.
- CPF and financing: Because remaining lease covers the buyer to age 95 for most household profiles, full CPF Ordinary Account usage and standard 75% LTV apply. Refinancing options remain wide open across the next decade — you can model break-even on a switch using our refinancing calculator.
Compared to freehold peers in adjacent districts, Parc Clematis trades at a meaningful discount that, in our analysis, more than compensates for the tenure differential over a typical 7–10 year hold.
Who Parc Clematis Fits Best
In our analysis, Parc Clematis suits four buyer archetypes particularly well:
- OCR yield investors seeking durable rental demand without paying CCR prices — the NUS / one-north tenant pool gives this estate an unusually defensible occupancy profile.
- Family own-stay buyers prioritising primary-school catchments (Nan Hua, Pei Tong) and short MRT commutes to Raffles Place or Marina Bay.
- Right-sizers from landed who want a full-amenity condo without sacrificing community scale — 1,450 units delivers the kind of clubhouse-and-pool density rarely found in smaller projects.
- Decoupling households structuring an ABSD-efficient second-property plan — model the savings carefully in our decoupling calculator and pressure-test the income side with the TDSR calculator.
We would advise caution if you prioritise quiet, low-density living (1,450 units is dense), require step-free MRT access in under 5 minutes (Clementi MRT is a 6–8 minute sheltered walk), or are buying purely for capital gains on a sub-3-year horizon — the ABSD landscape and lease-decay arithmetic both favour longer holds.
Compared to its OCR peer set, Parc Clematis is one of the few mega-developments where we believe scale is genuinely additive rather than dilutive. We rate it a Buy for yield-oriented investors and a Conditional Buy for own-stay families — with stack and floor selection being the decisive variable. For broader OCR transaction context, the HDB and housing datasets on data.gov.sg are a useful sanity check on the wider rental market.
Our Verdict on Parc Clematis
In our analysis, Parc Clematis stands out as one of the most compelling mega-scale OCR plays we have rated in District 5. Developed by SingHaiyi Group on the former Park West site and topped off in 2021, the 1,450-unit estate combines institutional-grade facilities with a location that is increasingly hard to replicate: walking distance to Clementi MRT, the future Cross Island Line interchange, and a 5–7 minute drive to the National University of Singapore. We rate the project 8.2 / 10 overall — a notch above the District 5 mass-market median, with rental upside that we consider materially under-appreciated by the broader market.
Buyers should weigh three things carefully. First, the 99-year leasehold tenure issued in 2019 leaves roughly 92 years on the clock as of 2026, which is comfortable but not infinite — we explain why this matters for resale exit in Section 6. Second, the sheer scale (1,450 units) means resale liquidity is excellent but unit differentiation is harder, so stack and floor selection materially affect total return. Third, OCR rental demand is now structurally tighter post-2024 thanks to NUS expansion and the relocation of several MNC R&D campuses to one-north — data we cross-checked against URA REALIS rental transactions.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.