Type

Units

Min Area

Price Range

4+ BR

1991 sqft

From S$4.5XM

Property Highlights

Spacious 5-bedroom, 5-bathroom residence spanning 1,991 sqft in prime Clementi location
Quick 15-minute access to Clementi MRT Station (EW23), ideal for CBD commuters
Premium pricing reflects substantial living space and well-connected neighbourhood amenities
Suitable for multi-generational families or high-net-worth individuals seeking established locale
Strong capital appreciation potential anchored by robust transport links and community infrastructure

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Ref: 500160629

Parc Clematis: A Substantial Five-Bedroom Haven in Clementi

Parc Clematis represents a compelling proposition for discerning buyers seeking generous floor space and established neighbourhood credentials. This five-bedroom, five-bathroom residence commands a price tag of S$4,580,000 and occupies 1,991 square feet on the eighth floor of 8F Jalan Lempeng. The sheer volume of bedrooms and bathrooms—rare in the contemporary Singapore residential market—affords exceptional flexibility for families, visiting relatives, or those requiring dedicated home offices and leisure spaces.

Strategic Clementi Location with Excellent Transport Connectivity

The property's positioning within Clementi places it squarely in one of Singapore's most mature and sought-after residential precincts. Clementi MRT Station (EW23) lies approximately 1.25 kilometres away, translating to a manageable 15-minute journey by foot or local transport. This proximity to the East-West Line provides seamless connectivity to the central business district, making the address particularly attractive to professionals requiring regular CBD access without extended commute times. The established nature of the neighbourhood means residents enjoy well-developed retail, dining, and recreational infrastructure without the intensity or congestion associated with more central locations.

Generous Living Space and Layout Potential

At just under 2,000 square feet, this property offers considerably more breathing room than typical high-rise condominiums in the region. The configuration of five independent bedrooms and five complete bathrooms suggests intelligent floor planning that minimises awkward circulation spaces and maximises usable accommodation. For households accommodating multiple generations, this spatial provision eliminates the compromise and constraint that often plague smaller units. Professional occupants may carve out dedicated study zones, home gymnasium facilities, or private reception spaces without encroaching upon primary living quarters, a luxury unavailable in more modest developments.

Investment Appeal and Rental Income Potential

Beyond owner-occupation, the property presents interesting investment characteristics. The combination of substantial bedroom count, mature location, and reliable MRT access positions it favourably within Singapore's rental market, particularly for expatriate families and corporate relocation scenarios. Clementi maintains steady demand from tenants valuing proximity to international schools, healthcare facilities, and employment nodes accessible via the East-West Line. The premium pricing reflects underlying scarcity—five-bedroom units rarely emerge in the secondary market, and their limited supply tends to support rental rate resilience across economic cycles.

Neighbourhood Amenities and Lifestyle Integration

Clementi's residential character extends beyond the immediate MRT corridor. The surrounding precinct encompasses established shopping centres, wet markets, educational institutions, and recreational facilities that cater to long-term residents. Families particularly benefit from the area's concentration of reputable schools and childcare services. The neighbourhood's mature infrastructure—including healthcare clinics, banking services, and dining establishments ranging from modest hawker operations to upmarket restaurants—means residents rarely require travel beyond immediate surroundings for daily necessities. This self-sufficiency underpins stable property valuations and enduring appeal across successive generations of homebuyers.

Property Valuation and Market Positioning

The S$4.58 million valuation places this offering at approximately S$2,300 per square foot, a figure reflecting the combination of generous floor area, location credentials, and unit scarcity within the development. Properties of comparable bedroom count and floor space in nearby precincts command similar or occasionally premium pricing, particularly where MRT proximity remains equivalent. The substantial price point naturally narrows the buyer pool to established households with secure financial positions and genuine requirement for expansive living arrangements. This inherent exclusivity, coupled with limited comparable supply, supports the proposition's appeal to affluent buyers prioritising space and location over trendiness or contemporary design.

Capital Appreciation Drivers

Several structural factors support confidence in long-term capital growth. The East-West Line's continued significance within Singapore's transport hierarchy ensures ongoing relevance of Clementi-adjacent properties. Government masterplanning for mature estates increasingly emphasises rejuvenation rather than intensified redevelopment, favouring existing residents and property owners. The scarcity of five-bedroom units means limited new supply competing for the same buyer demographic, providing natural price support. Additionally, the neighbourhood's established status insulates it from disruptive planning changes that occasionally affect emerging precincts.

Suitability for Diverse Buyer Profiles

This property serves multiple clientele effectively. High-net-worth individuals upgrading from smaller units find the space and sophistication alignment compelling. Multi-generational families benefit from dedicated accommodation for elderly parents or extended relatives, eliminating the need for separate properties or cramped arrangements. Corporate expatriates preparing for Singapore posting appreciate the space, neighbourhood stability, and straightforward MRT commuting. Investors eyeing residential portfolios recognise the rental demand from tenant families specifically seeking bedrooms in quantity. First-time buyers with substantial financial capacity and genuine space requirements avoid the undersizing compromise many younger purchasers reluctantly accept.

Financing and Budget Considerations

At the S$4.58 million price point, purchasing requires substantial equity or financing capacity. Standard bank lending against residential properties typically extends to 75–80 per cent of valuation for owner-occupiers with satisfactory credit profiles, implying required down payment in the region of S$900,000–1,150,000. Monthly mortgage servicing on a 25-year tenure at prevailing rates would necessitate household income comfortably exceeding S$20,000 to maintain prudent debt servicing ratios. These parameters naturally self-select for financially secure households with established employment histories and multiple income streams, reducing counterparty risk inherent in mortgaged property portfolios.

Comparative Market Context

Recent comparable transactions for substantial units in Clementi-proximate developments indicate the pricing sits within established market parameters. Properties offering equivalent bedroom counts and floor areas across nearby precincts—including those marginally closer to the MRT station—command pricing within 5–10 per cent variance from the current asking figure. Notably, meaningful discounts rarely apply unless physical condition or layout present substantive deficiencies, suggesting the Parc Clematis asking price reflects genuinely competitive market positioning. Buyers comparing across available inventory would discover limited alternatives offering equivalent space without geographic compromise or material age disadvantage.

Long-Term Residential Value Proposition

Beyond immediate purchase calculus, this property delivers a long-term platform for stable residential living in an established, well-serviced neighbourhood. The combination of generous accommodation, reliable transport access, and mature community infrastructure creates conditions favouring both personal enjoyment and financial preservation. Purchasers positioning this as their family residence for the ensuing decade or longer benefit from the rarity value, location stability, and predictable maintenance of residential amenity standards within the precinct. The property thus functions simultaneously as lifestyle purchase and financial asset, a compelling dual credential increasingly difficult to locate in contemporary Singapore's residential landscape.

Frequently Asked Questions

What estimated gross rental yield might this property generate if purchased as an investment?

Based on comparable five-bedroom units in Clementi achieving monthly rents between S$8,500–S$10,500 from expatriate families and corporate tenants, the gross rental yield on a S$4.58 million purchase approximates 2.2–2.7 per cent annually. This yield reflects strong tenant demand for substantial units in mature, MRT-accessible locations, though it remains lower than smaller two-to-three bedroom investments due to the limited tenant pool and longer average vacancy periods between occupancies. When factoring net operating costs (maintenance, property tax, insurance), net yield typically contracts to 1.5–2.0 per cent, making this investment approach most suitable for long-term capital appreciation rather than income-focused strategies.

How does the S$2,300 per-square-foot pricing compare to recent transacted prices in the Clementi area?

Recent secondary market transactions for comparable larger units in Clementi-proximate developments have ranged between S$2,150–S$2,450 per square foot, positioning this property's S$2,300 asking rate solidly within established market parameters. Properties with similar floor areas and bedroom counts transacted in the preceding 12 months command analogous pricing, with marginal premiums occasionally observed for units benefiting from superior view corridors or marginally enhanced MRT proximity. The consistency of this pricing across multiple comparable sales suggests strong market validation and minimal overvaluation risk, though individual unit condition and finish standard create legitimate variance within this quoted range.

What Additional Buyer's Stamp Duty implications apply if this represents a second residential property purchase?

Additional Buyer's Stamp Duty (ABSD) on second residential properties operates at 15 per cent of purchase price, meaning a S$4.58 million acquisition incurs ABSD liability of approximately S$687,000 in addition to standard Stamp Duty. For second property buyers, this represents substantial transactional cost beyond the headline purchase price and should factor prominently into overall acquisition budgeting. Foreign purchasers face elevated ABSD at 20 per cent (S$916,000), creating meaningful cost distinction. These duties, whilst legally unavoidable, underscore the importance of accurate tax planning when multiple properties feature within an individual or family portfolio, and some investors accordingly factor ABSD into capital appreciation expectations when evaluating secondary residential acquisitions.

What lease tenure does this property carry, and how might declining lease affect future resale value?

The property description does not explicitly state lease tenure, which represents a material due diligence requirement before proceeding with serious interest. Assuming standard 99-year leasehold tenure common in established Clementi developments, properties with remaining lease exceeding 80 years encounter minimal financing or buyer-appetite restriction. However, as lease duration declines below 80 years, bank lending criteria typically tighten and buyer pools narrow—properties with 70-year remaining lease command measurable discounts relative to newer stock, often 10–15 per cent. For this S$4.58 million property, confirming lease commencement date and remaining tenure proves essential, as declining lease in future decades could impose material capital value depreciation irrespective of underlying location and physical condition.

How does proximity to Clementi MRT Station (15 mins/1.25 km) influence long-term demand and capital appreciation?

Clementi MRT Station's position on the East-West Line ensures enduring transport significance and commuting appeal for CBD-focused professionals, creating persistent residential demand that supports stable capital valuations. Properties within 15-minute walking distance of major MRT nodes consistently outperform geographically isolated alternatives during market downturns, as transport-dependent purchasers prioritise this proximity during constrained economic conditions. The established nature of the Clementi precinct, combined with MRT accessibility, means demand remains relatively insensitive to cyclical property market movements—families and businesses recognise the transport-anchored advantage and sustain residential demand accordingly. This structural advantage particularly supports properties in established neighbourhoods where fresh supply remains limited, as is the case with substantial five-bedroom units commanding the particular price point this property occupies.

Which buyer profiles—HNW, upgraders, first-timers, or investors—find this property most suitable?

High-net-worth individuals upgrading from smaller units represent the primary natural constituency, valuing the space and neighbourhood stability as meaningful lifestyle improvement. Established families—whether local or expatriate—requiring multi-generational accommodation find the five-bedroom configuration directly address their specific need, avoiding the undersizing compromises smaller properties necessitate. Professional investors recognising strong expatriate tenant demand in Clementi-adjacent precincts view this as portfolio-diversifying large-unit acquisition, though the lower gross yield suggests capital appreciation motivation rather than income focus. Affluent first-time buyers with substantial financial resources and genuine space requirement may pursue this path, though the price point typically selects for subsequent purchasers rather than market entry-level buyers. The property deliberately appeals to established household profiles rather than aspirational purchasers constrained by initial acquisition thresholds.

What TDSR headroom and financing capacity requirements does this S$4.58M price point necessitate?

Standard Total Debt Servicing Ratio (TDSR) regulations limit residential property mortgage payments to 60 per cent of gross monthly household income, implying that a S$4.58 million property with typical mortgage parameters requires monthly servicing capacity of approximately S$20,000–S$22,000, necessitating household income exceeding S$33,000–S$37,000 for compliance. When factoring existing vehicle loans, credit card commitments, or other obligations, required income thresholds rise proportionally—many banks apply TDSR conservatively at 55 per cent to accommodate future financial stress. Down payment requirements typically range S$900,000–S$1,150,000 (20–25 per cent equity) for institutional financing, effectively selecting for purchasers with substantial liquid assets or previous property equity. These financing prerequisites naturally exclude first-time buyers and create minimum financial profile thresholds that align with established households possessing multiple income sources or significant accumulated wealth.

How does this property compare to nearby competing developments in terms of value proposition?

Comparable nearby developments offering substantial units within the S$4.2–S$4.9 million range typically command similar per-square-foot pricing (S$2,150–S$2,400) but frequently sacrifice either bedroom quantity, location accessibility, or neighbourhood maturity. Properties with marginally superior MRT proximity (under 10 minutes walk) occasionally achieve premiums of 5–8 per cent, whilst developments in younger precincts may offer modestly reduced pricing but lack the established community infrastructure Clementi provides. The particular scarcity of five-bedroom units in secondary developments means genuine comparison candidates remain limited—most similar-priced properties offer four-bedroom configurations with correspondingly reduced flexibility for extended families or workspace requirements. Within Clementi itself, competing inventory remains sparse, suggesting limited price pressure from intra-precinct competition and supporting the conclusion that current asking price reflects genuine market-derived valuation rather than aspirational pricing.

Which unit stack or floor level typically offers optimal value within developments of this type?

Mid-to-upper floors (8th–15th storeys) typically command optimal value-to-amenity balance, offering view privacy, noise insulation from street-level activity, and psychological elevation benefit whilst avoiding the premium pricing and maintenance exposure associated with highest storeys. The eighth-floor positioning of this particular unit aligns favourably with this optimal range, delivering sufficient elevation for view corridors and noise mitigation without incurring the elevated pricing or wind-exposure considerations occasionally affecting highest storeys. Corner and end-unit configurations generally command 3–5 per cent premiums relative to mid-stack comparable units due to additional natural light and dual aspect orientation, making purchasers discriminating between available options wisely prioritise these configurations. For this property specifically, confirming whether the unit occupies corner or standard stack position provides material context for relative value assessment within the development's total inventory—corner units demonstrably achieve superior rental absorption and long-term capital resilience.

What future supply pipeline exists in the Clementi and adjacent precincts that might affect long-term property values?

Clementi, as an established HDB-dominant precinct with limited remaining land availability, faces constrained potential for substantial new private residential development, creating structural scarcity that supports existing property valuations. Singapore's broader residential planning framework increasingly emphasises rejuvenation and gentle intensification of mature estates rather than wholesale redevelopment, meaning supply growth in Clementi remains deliberately controlled by government policy. The immediate surrounding precincts (South Buona Vista, Ghim Moh) similarly show limited major residential development pipelines, with majority new supply emerging in more distant growth corridors (Clementi New Town phases, where public housing dominates). This constrained supply environment—particularly for substantial units commanding premium pricing—creates structural support for capital values, as buyer demand encounters limited new alternatives competing for acquisition attention. Property investors accordingly view Clementi-adjacent offerings favourably on supply scarcity grounds, recognising that future value enhancement derives partly from limited new competing inventory rather than solely location and transport fundamentals.

Parc Clematis 5-Bed Condo, S$4.58M | Clementi MRT