District 05 · Clementi · OCR
Varsity Park Condominium
West Coast Road · Condominium · 99 yrs lease commencing from 2004
Current PSF
$1,524
-8.4% vs district median
Gross yield
3.5%
median rent $6,450/mo
3-year gain
7.3%
Transactions · 5y
86
18 in last 12 months
Nearest MRT
Kent Ridge Mrt Station · 1,841.203m
CCL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+141% premium
HDB median $632 psf
Area income
$10,500/mo median
residential zone
En-bloc potential34 / 100
22 years old · composite of plot use, age, tenure, value gap & size
Lease decay77 years left
worth 89.5%of freehold today (Bala’s Table) · loses ~5.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+6.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
The Japanese Primary School 575m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kent Ridge Secondary School · 762m
Food
Clementi West Street 2 Blk 726 · 1.0km
Green
Clementi Woods Park · 571m - 2 parks within 1km
Health
National University Hospital (hospital) · 1.6km
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%
Price trend average PSF by year
2021
$1,132
2022
$1,251
+10.5%
2023
$1,385
+10.7%
2024
$1,422
+2.7%
2025
$1,543
+8.5%
2026
$1,486
-3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,300/mo | $5.05 | 4.0% | 121 |
| 3BR | $6,500/mo | $4.19 | 3.3% | 186 |
| 4BR | $8,100/mo | $3.60 | 2.8% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,300,000 | 2,228 | $1,481 | 01-05 |
| Jun 2026 | $2,580,000 | 2,013 | $1,282 | 01-05 |
| Jun 2026 | $2,350,000 | 1,615 | $1,455 | 01-05 |
| May 2026 | $2,720,000 | 1,894 | $1,436 | 01-05 |
| Apr 2026 | $3,300,000 | 2,379 | $1,387 | 01-05 |
| Mar 2026 | $2,415,000 | 1,636 | $1,476 | 01-05 |
| Mar 2026 | $2,408,000 | 1,528 | $1,575 | 01-05 |
| Mar 2026 | $2,130,000 | 1,313 | $1,622 | 01-05 |
| Jan 2026 | $2,460,000 | 1,636 | $1,504 | 01-05 |
| Jan 2026 | $2,400,000 | 1,604 | $1,496 | 01-05 |
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