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District 5 · OCR · Outside Central Region

District 5 — Clementi, Pasir Panjang, West Coast

Clementi trades on schools and the one-stop hop to one-north and NUS. A mature-estate HDB market at $875,000 for a 4-room sits alongside condo stock at a comparatively reasonable $1,656 psf.

ClementiWest CoastPasir PanjangDoverBuona Vista fringe

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,193 psf

median $1,900,000

2,340 caveats

HDB 4-room · CLEMENTI

$875,000

233 resales

Condo rent

$4,200 / month

1,162 contracts

MRT

East West, Circle (Buona Vista interchange)

Why people move here

Clementi trades on schools and the one-stop hop to one-north and NUS. It is a mature HDB town with a 4-room median of $875,000, wrapped in a private market that has been rebuilt almost entirely by new launches over the last two years.

What moves price here

  1. The school catchment is the price driver. Nan Hua and Henry Park proximity is priced into both HDB and private stock here, and it holds up through market cycles.
  2. Employment anchors matter. NUS, one-north and the science parks support rental demand that does not depend on the CBD — 1,162 rental contracts in a quarter, in a district this size.
  3. The private market is unusually launch-heavy. Faber Residence ($2,155 psf, 386 deals), Lyndenwoods ($2,466, 343), Hudson Place ($2,483, 218) and Bloomsbury ($2,562, 168) are all new sales, together making up roughly half of the district’s 2,340 caveats.
  4. Established stock trades well below those launches. Normanton Park at $2,023 psf and Parc Clematis at $2,255 are the more realistic benchmarks for resale — and Westcove, at $1,132, marks the older end of a 2.4× district spread.

The upgrade, in actual numbers

The Clementi 4-room median is $875,000; the district’s median private home is $1,900,000. That $1.03m gap is roughly typical for a mature-estate upgrade, and the district gives you 79 different projects to bridge it with — one of the widest choices anywhere on the island.

That breadth is the point. “A condo in Clementi” spans $1,132 psf to $2,684. Which end you buy at changes the monthly number far more than the district median implies.

Who District 5 suits

If you’re buying HDB: families prioritising primary-school access in the west, who value a mature estate over a new one.

If you’re buying private: buyers targeting the university and one-north rental pool, and upgraders who want school access without Bukit Timah pricing. With this much launch supply, you have real negotiating context — use it.

If you’re selling to buy: the gap here is bridgeable on a strong Clementi flat, which is why this is one of the more common upgrade routes in the west.

What to check before you commit

  • Actual walking distance to the school gate, not the estate boundary.
  • New launch or established resale — the spread between them here is around $400–500 psf.
  • Older Clementi blocks’ remaining lease, which affects both CPF usage and loan tenure.
  • Whether it’s West Coast or Clementi proper. They price differently and should not be pooled.

Can you afford it?

What income does District 5 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · CLEMENTIMSR 30% cap$875,000$656,250$3,464$11,546
Private condoTDSR 55% cap$1,900,000$1,425,000$7,522$13,676

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
Faber ResidenceNew launch386$2,15599-yr
LyndenwoodsNew launch343$2,46699-yr
Hudson Place ResidencesNew launch218$2,48399-yr
Bloomsbury ResidencesNew launch168$2,56299-yr
Parc Clematis166$2,25599-yr
Normanton Park146$2,02399-yr

One district, 2.4× the price. Westcove Condominium trades at $1,132 psf (12 deals) while Terra Hill trades at $2,684 psf (74 deals) — both in District 5. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

79 projects transacted in District 5 over the 12 months to July 2026, across 2,340 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty