District 05 · Clementi · OCR
Twin Vew
West Coast Vale · Apartment · 99 yrs lease commencing from 2017
Current PSF
$1,875
+12.7% vs district median
Gross yield
3.6%
median rent $4,200/mo
3-year gain
6.2%
Transactions · 5y
150
27 in last 12 months
Nearest MRT
Clementi Mrt Station · 1,549.334m
EWL
Future MRT
Pandan Reservoir Mrt Station
JRL · 2028
Vs local HDB
+197% premium
HDB median $632 psf
Area income
$10,500/mo median
residential zone
En-bloc potential23 / 100
9 years old · composite of plot use, age, tenure, value gap & size
Lease decay90 years left
worth 94.6%of freehold today (Bala’s Table) · loses ~3.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.6%
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
Qifa Primary School 900m · Phase 2C 1.1× balloted · Amp-Mercu Student Care Centre @ Qifa Primary School 900m · Nan Hua Primary School 999m · Phase 2C 4.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Commonwealth Secondary School · 732m
Food
Teban Gardens Road Blk 37a (Teban Gardens Market And Food Centre) · 1.1km
Green
Pandan Reservoir Fitness Corner · 475m - 6 parks within 1km
Mall
The Furniture Mall · 1.4km
Health
Jurong Community Hospital (hospital) · 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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,532 psf (8 sales). At today’s $1,875 psf, they are up 22% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,844 psf - 5% above units on floors 1–5 ($1,756 psf).
Price trend average PSF by year
2021
$1,566
2022
$1,625
+3.8%
2023
$1,758
+8.2%
2024
$1,790
+1.8%
2025
$1,867
+4.3%
2026
$1,867
+0%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $7.56 | 4.8% | 120 |
| 2BR | $4,300/mo | $5.73 | 3.7% | 205 |
| 3BR | $5,800/mo | $5.52 | 3.5% | 133 |
| 4BR | $7,200/mo | $5.33 | 3.4% | 20 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,150,000 | 1,066 | $2,018 | 21-25 |
| Jun 2026 | $2,580,000 | 1,378 | $1,873 | 16-20 |
| Jun 2026 | $950,000 | 570 | $1,665 | 31-35 |
| May 2026 | $2,450,000 | 1,249 | $1,962 | 26-30 |
| May 2026 | $1,260,000 | 732 | $1,721 | 01-05 |
| May 2026 | $1,220,000 | 732 | $1,667 | 01-05 |
| Apr 2026 | $1,586,800 | 818 | $1,940 | 31-35 |
| Apr 2026 | $1,385,000 | 710 | $1,950 | 21-25 |
| Mar 2026 | $2,538,000 | 1,238 | $2,050 | 36-40 |
| Mar 2026 | $1,390,000 | 743 | $1,872 | 21-25 |
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More in District 05
The HDB blocks next door
The entry point, measured: what the resale flats around Twin Vew actually sell for - this project trades at 4.3× the nearest block’s PSF.