District 05 · Clementi · OCR
Blue Horizon
West Coast Crescent · Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,415
-14.9% vs district median
Gross yield
3.8%
median rent $5,100/mo
3-year gain
6.2%
Transactions · 5y
93
10 in last 12 months
Nearest MRT
Clementi Mrt Station · 2,008.805m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+124% premium
HDB median $632 psf
Area income
$10,500/mo median
residential zone
En-bloc potential39 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
The Japanese Primary School 570m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kent Ridge Secondary School · 477m
Food
Clementi West Street 2 Blk 726 · 770m
Green
Clementi Woods Park · 462m
Mall
Grantral Mall @ Clementi · 1.9km
Health
Clementi Polyclinic (polyclinic) · 1.7km
Who lives in Clementi
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
91,990
Median age
44 yrs
43% under 40 · getting older
Children 0–9
8,100
▼ 3% since 2015 · future P1 demand
Household size
3.0 avg
Homes
73% HDB
19% condo · 6% landed
Degree holders
39%
residents 15+
Commute
58% transit
24% drive
45 min+ to work
22%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,437 psf - 6% above units on floors 1–5 ($1,352 psf).
Price trend average PSF by year
2021
$1,139
2022
$1,233
+8.3%
2023
$1,333
+8.1%
2024
$1,385
+3.9%
2025
$1,428
+3.1%
2026
$1,416
-0.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.21 | 3.6% | 200 |
| 3BR | $5,200/mo | $4.52 | 3.8% | 331 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,327,000 | 969 | $1,370 | 16-20 |
| May 2026 | $1,275,000 | 936 | $1,362 | 11-15 |
| Mar 2026 | $1,678,000 | 1,259 | $1,332 | 01-05 |
| Jan 2026 | $1,740,000 | 1,163 | $1,497 | 11-15 |
| Jan 2026 | $1,700,000 | 1,152 | $1,476 | 06-10 |
| Jan 2026 | $1,680,000 | 1,152 | $1,459 | 16-20 |
| Nov 2025 | $1,700,000 | 1,163 | $1,462 | 06-10 |
| Nov 2025 | $1,670,000 | 1,152 | $1,450 | 11-15 |
| Oct 2025 | $1,330,000 | 969 | $1,373 | 21-25 |
| Aug 2025 | $1,328,000 | 969 | $1,371 | 01-05 |
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More in District 05
The HDB blocks next door
The entry point, measured: what the resale flats around Blue Horizon actually sell for - this project trades at 2.7× the nearest block’s PSF.