District 05 · Clementi · OCR
Carabelle
West Coast Way · Condominium · 956 yrs lease commencing from 1928
Current PSF
$1,805
+8.5% vs district median
Gross yield
2.9%
median rent $4,700/mo
3-year gain
12.3%
Transactions · 5y
41
6 in last 12 months
Nearest MRT
Clementi Mrt Station · 1,009.293m
EWL
Future MRT
Clementi Mrt Station
CRL · 2032
Vs local HDB
+186% premium
HDB median $632 psf
Area income
$10,500/mo median
residential zone
En-bloc potential56 / 100
98 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+5.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Qifa Primary School 469m · Phase 2C 1.1× balloted · Amp-Mercu Student Care Centre @ Qifa Primary School 469m · Nan Hua Primary School 552m · Phase 2C 4.0× balloted · Clementi Primary School 794m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Clementi Town Secondary School · 658m
Food
West Coast Drive Blk 502 (Ayer Rajah Market) · 687m - 2 hawker centres within 1km
Green
West Coast Green Playground · 207m - 6 parks within 1km
Mall
The Clementi Mall · 934m
Health
Clementi Polyclinic (polyclinic) · 1.1km
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 $1,798 psf - 0% above units on floors 1–5 ($1,791 psf).
Price trend average PSF by year
2021
$1,399
2022
$1,439
+2.9%
2023
$1,625
+12.9%
2024
$1,761
+8.4%
2025
$1,819
+3.3%
2026
$1,825
+0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,050/mo | $4.26 | 2.8% | 126 |
| 3BR | $5,000/mo | $4.00 | 2.7% | 113 |
| 4BR | $6,000/mo | $4.44 | 3.0% | 18 |
| 5BR | $7,500/mo | $3.66 | 2.4% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,260,000 | 1,292 | $1,750 | 06-10 |
| Feb 2026 | $1,800,000 | 947 | $1,900 | 06-10 |
| Nov 2025 | $2,738,000 | 1,496 | $1,830 | 01-05 |
| Sept 2025 | $2,156,000 | 1,292 | $1,669 | 01-05 |
| Sept 2025 | $1,620,000 | 883 | $1,835 | 11-15 |
| Aug 2025 | $1,630,000 | 883 | $1,847 | 06-10 |
| May 2025 | $2,580,000 | 1,399 | $1,844 | 01-05 |
| May 2025 | $2,580,000 | 1,389 | $1,858 | 11-15 |
| Apr 2025 | $2,350,000 | 1,292 | $1,819 | 06-10 |
| Apr 2025 | $1,766,155 | 947 | $1,865 | 01-05 |
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More in District 05
The HDB blocks next door
The entry point, measured: what the resale flats around Carabelle actually sell for - this project trades at 2.9× the nearest block’s PSF.