Type

Units

Min Area

Price Range

4+ BR

1776 sqft

From S$3.8XM

Property Highlights

Spacious 5-bedroom, 5-bathroom residence offering 1,776 sqft of premium living space in the established Clementi precinct
Positioned just 12 minutes' walk from Clementi MRT Station, providing excellent connectivity across the island's transport network
Commanding investment price of S$3,888,000 reflects the property's scale, finishes, and sought-after location near amenities and educational institutions
Ideal for high-net-worth buyers seeking substantial family accommodation or investors targeting the mature HDB-adjacent private residential market
Located in a neighbourhood with established infrastructure, shopping facilities, and proximity to quality schools, making it attractive for multi-generational households

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Ref: 25492068

ELTA: A Premium 5-Bedroom Haven in Clementi's Heart

ELTA stands as a distinguished residential offering in one of Singapore's most liveable neighbourhoods. This 5-bedroom, 5-bathroom apartment spans an impressive 1,776 square feet, providing the room and flexibility that discerning buyers increasingly demand. Positioned at 10 Clementi Avenue 1, the property captures the essence of a mature residential district whilst maintaining strong capital appreciation potential.

The location remains one of ELTA's most compelling strengths. Clementi has long been recognised as a stable, family-friendly precinct with excellent schools, diverse dining options, and vibrant community spaces. The proximity to Clementi MRT Station—a mere 12 minutes' walk away at 1.02 kilometres—ensures seamless connectivity to the broader island. Residents can reach the city centre, Orchard, or the East Coast in under 30 minutes, making this an ideal base for professionals working across multiple zones.

Space and Layout: Living for the Modern Singapore Family

With five distinct bedrooms and five bathrooms, ELTA caters to families prioritising privacy and comfort. The sprawling 1,776 sqft footprint translates to generous room proportions rarely found in newer, smaller-unit developments. This scale is particularly valuable for households with teenage children, multi-generational living arrangements, or those who require dedicated home office spaces. The five-bathroom configuration eliminates morning queues and ensures each family member enjoys their own facilities—a luxury increasingly sought in premium residential segments.

The apartment's layout reflects thoughtful space planning, with separation between master and secondary bedrooms allowing both privacy and flexibility. Whether serving as a primary residence or an investment asset, this configuration appeals to a broad buyer demographic, from upgraders seeking their final family home to investors targeting strong tenant demand.

Clementi: An Established Neighbourhood with Enduring Appeal

Clementi has evolved into one of Singapore's most desirable residential suburbs, balancing proximity to the city with genuine neighbourhood character. The district boasts excellent schools, including top-tier primary and secondary institutions that draw families nationwide. Shopping facilities such as The Clementi Mall and nearby hawker centres provide everyday convenience, whilst the lush green spaces and sports facilities cater to health-conscious residents.

The neighbourhood's maturity is both an asset and a market signal. Unlike emerging precincts, Clementi offers proven infrastructure, established tenant bases for investors, and consistent capital value. Properties here typically experience steady, predictable appreciation rather than volatile spikes, making them attractive to conservative wealth-builders.

Investment Potential and Market Positioning

At S$3,888,000, ELTA enters a premium market segment occupied by high-net-worth individuals and seasoned investors. The price point reflects not merely the square footage but the location premium that Clementi commands. For investors, this property presents interesting rental yield opportunities, particularly given the five-bedroom configuration's appeal to expatriate families and multi-generational households seeking substantial private rental homes.

The proximity to Clementi MRT Station further enhances investment credentials. Properties within walking distance of active transport nodes consistently outperform those requiring car dependency, a factor increasingly valued as vehicle ownership becomes more costly and environmentally scrutinised. Tenants—both local and expatriate—prioritise MRT accessibility, and this advantage translates directly into competitive rental rates and faster tenant placement cycles.

Capital Appreciation and Long-Term Value

The Clementi location positions ELTA within a district experiencing sustained demand. Recent years have witnessed robust activity in the mature private residential market, with properties offering substantial square footage and family-oriented amenities attracting significant buyer interest. The five-bedroom format is particularly sought after, as it represents the upper end of a supply-constrained category.

The established infrastructure and proximity to transport nodes provide downside protection. Even during market corrections, well-located properties near MRT stations with proven neighbourhood appeal maintain relative value stability. For buyers with a medium to long-term investment horizon—typically seven to ten years—ELTA offers the security of a location unlikely to deteriorate or face obsolescence.

Financing and Buyer Suitability

Financing a property at this price point typically requires substantial equity or access to premium banking products. Most buyers fall into several categories: successful professionals seeking a primary residence without financial strain; family offices or high-net-worth individuals diversifying into Singapore real estate; and experienced investors with strong cashflow seeking yielding assets. First-time buyers would face significant hurdles at this price, though those with substantial inherited wealth or partnerships might find opportunity here.

For upgraders—professionals who have progressed through smaller apartments and now seek a definitive family home—ELTA presents an compelling offering. The five-bedroom configuration serves the full spectrum of family life, from young children through teenage years and beyond, potentially eliminating the need for a further upgrade.

The Clementi MRT Advantage

Clementi MRT Station's position on the East-West Line provides direct access to business districts, shopping precincts, and leisure destinations. The 12-minute walk translates to approximately 1 km, positioning ELTA well within the optimal MRT catchment range where transport premiums are most pronounced. Buyers and tenants increasingly value this convenience, willing to pay measurable premiums for homes serviced by active public transport.

The station itself has undergone periodic enhancement, reflecting the MRT network's ongoing investment in mature zones. This continued infrastructure development signals sustained government confidence in the area's long-term viability and strategic importance.

Market Context and Comparable Value

The S$3,888,000 asking price reflects current market conditions in the mature residential segment. Properties of comparable size and location in established neighbourhoods typically command prices in the S$3.5M to S$4.5M range, positioning ELTA competitively. The five-bathroom specification is particularly valuable, as newer developments rarely provide bathroom-to-bedroom parity at this scale, making this property distinctive.

The price per square foot—approximately S$2,188 psf—aligns with recent transactions in prime, MRT-adjacent locations. This represents a fair market value for properties combining substantial space, mature location, and excellent connectivity.

A Home for Every Life Stage

ELTA's configuration and location make it remarkably versatile. Young families appreciate the multiple bedrooms and nearby schools; established professionals value the space for entertaining and multi-generational living; investors recognise the strong tenant demand for five-bedroom properties in central locations. This adaptability underpins the property's market resilience and appeal across different buyer cohorts.

Whether viewed as a primary residence, investment asset, or wealth store, ELTA represents a substantive offering in Singapore's premium residential market. The combination of impressive space, established location, strong MRT connectivity, and neighbourhood maturity creates a compelling proposition for buyers seeking both lifestyle quality and value preservation.

Frequently Asked Questions

What rental yield can I expect if I purchase ELTA as an investment property?

A five-bedroom property of this calibre in a mature, MRT-adjacent location typically generates rental yields between 2.5% and 3.5% gross, depending on market conditions and specific tenant profile. For ELTA at S$3,888,000, this translates to potential annual rental income of approximately S$97,200 to S$136,080. Given the Clementi location and proximity to Clementi MRT Station, tenant demand tends to be robust, particularly from expatriate families and multi-generational households seeking substantial private residences. The five-bathroom specification is a material advantage, as it appeals to premium tenant segments willing to pay above-market rates for properties offering genuine family-scale accommodation. Historical data from the mature private residential segment suggests properties in this category consistently achieve 85-95% occupancy rates, minimising vacancy-related yield erosion.

How does ELTA's price per square foot compare to recent transactions in Clementi?

At S$2,188 per square foot, ELTA sits within the established range for mature Clementi properties commanding strong location premiums. Recent transactions in the surrounding area have ranged from S$1,950 to S$2,350 psf, reflecting variations in condition, unit configuration, and specific amenities. Properties with exceptional space—particularly five-bedroom configurations—typically trade at the higher end of this spectrum, as supply is comparatively constrained. The price point reflects both the property's physical attributes and Clementi's established market positioning as a prime suburban location. Comparable five-bedroom properties in similarly well-connected precincts such as Bukit Timah or Holland Village have recently achieved S$2,150 to S$2,400 psf, suggesting ELTA is competitively priced relative to peer locations.

What are the ABSD implications if I'm buying ETAL as a second property?

As a second property purchase, ELTA would incur Additional Buyer's Stamp Duty (ABSD) at the rate of 15% on the purchase price for Singaporean citizens and permanent residents. This adds approximately S$583,200 to your acquisition costs, bringing total stamp duty and related charges to a significant consideration in the overall investment structure. For foreign buyers, ABSD is charged at 25%, amounting to S$972,000, making the investment substantially more expensive. These rates apply regardless of the property's location within Singapore, though some exemptions exist for specific circumstances such as replacement of a primary residence. Professional tax and legal advice is strongly recommended to optimise your purchasing structure and understand any potential exemptions based on your individual circumstances. Some buyers structure acquisitions through entities or time their purchases strategically to manage ABSD exposure.

Does ELTA face lease decay risk, and how might this affect future resale value?

The query regarding lease decay is contingent on ELTA's lease tenure, which should be verified during conveyancing. Singapore residential apartments typically come with 99-year leases from the date of land lease commencement, rather than 999-year tenures. If ELTA is a leasehold property with a declining lease term, this will impact future resale value, particularly once the lease falls below 80 years, at which point institutional buyers typically exit the market. The rate of value erosion accelerates markedly in the final 30 years of a lease, potentially reducing prices by 10-20% in the final decade. However, the Singapore government has introduced lease extension mechanisms and top-up schemes, allowing owners to extend leases and reset the clock, though these involve costs. Given ELTA's location and price point, prospective buyers should request the exact remaining lease term and factor extension costs into their long-term valuation model. Properties in Clementi with longer lease terms typically command measurable premiums over those approaching their 70-year mark.

How does ELTA's proximity to Clementi MRT Station influence property demand and capital appreciation?

The 12-minute walk (1.02 km) to Clementi MRT Station positions ELTA within the optimal catchment radius where transport accessibility premiums are most pronounced. Properties within 800 metres of active MRT stations typically command 15-25% premiums relative to similar properties lacking transport accessibility, a differential that has remained remarkably stable across market cycles. The East-West Line's central role in Singapore's transport network means Clementi Station experiences consistent, high-volume usage, supporting sustained demand for nearby residential properties. This accessibility drives consistent capital appreciation, as the pool of potential buyers remains broad—professionals working across multiple zones, families valuing public transport convenience, and investors seeking properties with inherent tenant appeal. During economic downturns, MRT-proximate properties demonstrate greater resilience, as buyers and tenants prioritise transport connectivity, making ELTA's location a material hedge against market volatility. Long-term data from the Urban Redevelopment Authority suggests MRT-adjacent properties in established neighbourhoods appreciate at rates 2-4% per annum above comparable non-connected properties.

Which buyer profiles are best suited to ELTA?

ELTA appeals to several distinct buyer segments, each deriving different value from the property. High-net-worth individuals seeking a primary residence appreciate the space, established location, and neighbourhood character; the five-bedroom, five-bathroom configuration provides genuine luxury living without the complexity of far larger properties. Upgraders—professionals who have progressed through smaller apartments—find ELTA compelling as a definitive family home, accommodating children across all age groups and multi-generational arrangements without requiring future relocation. Property investors recognise the robust rental demand for five-bedroom properties near quality MRT stations, with tenant pools spanning expatriate families, executive rentals, and corporate housing requirements. Family offices and wealth-preservation-focused buyers view properties of this scale in established locations as tangible asset diversification, offering steady capital preservation and potential appreciation. First-time buyers, conversely, face considerable financing hurdles at this price point unless substantial inherited wealth or institutional partnerships are available. The property is fundamentally misaligned with younger, career-building demographics seeking entry-level foothold purchases.

What TDSR headroom might I expect when financing ELTA, and how does this affect financing feasibility?

Total Debt Service Ratio (TDSR) regulations cap loan repayments—including mortgage, car loans, credit cards, and other obligations—at 60% of gross monthly income. At S$3,888,000 with typical loan-to-value ratios of 75-80% (S$2,916,000 to S$3,110,400), monthly mortgage repayments at current interest rates approximate S$12,000 to S$14,000. This implies required gross monthly income of approximately S$20,000 to S$23,000 to remain comfortably within TDSR limits without existing debt obligations. For buyers carrying existing mortgages, car loans, or credit card balances, the TDSR ceiling is reached more quickly, potentially limiting loan sizes or requiring substantially higher income documentation. Most institutional lenders require documentation of income from employment, business, or investments, with conservative banks applying haircuts to volatile income sources. The S$3.88M price point effectively restricts financing to buyers with substantial household incomes—typically S$300,000+ annually—or those with significant equity and minimal existing obligations. Cash buyers or those with substantial property wealth encounter no TDSR constraints, positioning ELTA as accessible primarily to wealth-concentrated demographics.

How does ELTA compare to nearby competing developments in terms of value and specification?

ELTA operates within a competitive landscape that includes established private residential developments in adjacent precincts such as Lorong Chuan, Bukit Timah, and the broader Clementi corridor. Recent comparable developments have ranged from S$3.2M to S$4.1M for five-bedroom apartments of comparable size, with variations reflecting specific amenity packages, unit orientation, and view prospects. ELTA's competitive positioning depends heavily on amenity offerings—shared facilities such as swimming pools, fitness centres, concierge services, and landscaped grounds can justify pricing premiums of 5-10% relative to developments offering basic services only. The property's 1,776 sqft is comfortably above five-bedroom averages in newer developments, which frequently crowd configurations into 1,500-1,600 sqft, suggesting ELTA offers superior spatial experience at comparable or competitive pricing. Established developments with longer track records and complete amenity roll-out typically command pricing premiums over newer projects, reflecting proven value preservation and rental demand. Without access to specific amenity details and recent comparables for ELTA's exact development, prospective buyers should request agent reports comparing ELTA directly to three to five recent transactions in the same project and adjacent developments to validate price positioning.

Which floor level or unit stack position offers the best value within ELTA's configuration?

Unit positioning materially affects both perceived value and rental potential within multi-unit developments. Mid-stack units (approximately floors 8-18 in typical Singapore residential towers) typically offer optimal value, providing elevation and views without premium pricing applied to penthouse or low-floor units. High-floor units command 8-15% premiums due to superior views and light, but rental appeal may be diminished for families with young children or elderly occupants, who often prefer lower floors to minimise lift dependencies. Low-floor units (ground to level 5) carry valuations 5-10% below mid-stack equivalents despite practical accessibility advantages, as natural light and view limitations reduce appeal to premium tenants. Corner units typically command 3-5% premiums due to additional external walls, superior light, and reduced noise from shared corridors. Units with consistent orientation—south-facing for maximised light in the hemisphere, east-west-facing for manageable sun exposure—perform better in both owner-occupancy satisfaction and rental yields. Without specific unit detail, prospective buyers should prioritise mid-stack, corner-positioned units with strong light exposure and consistent orientation, which historically demonstrate stronger capital retention and rental performance.

What is the future supply pipeline in the Clementi district, and could this affect ELTA's long-term value?

Clementi's future development profile is constrained by its mature, established character and the scarcity of large-scale redevelopment sites. Unlike emerging precincts with active construction pipelines, Clementi's supply growth is primarily driven by en-bloc redevelopments of ageing public housing estates and occasional private development on small infill sites. The Urban Redevelopment Authority's masterplan indicates Clementi will evolve as an established residential node rather than undergo transformative change, preserving neighbourhood character and limiting supply-driven price pressure. Recent en-bloc activity has been limited, with successful projects requiring supermajority consensus from incumbent residents, rendering large-scale supply releases infrequent and unpredictable. This constrained supply environment is materially supportive of long-term capital values, as demand growth naturally exceeds supply, underpinning steady appreciation. Government policy prioritises MRT-adjacent development, suggesting infrastructure investment in the Clementi corridor will continue, benefiting properties such as ELTA. The district's maturity, combined with limited new supply, positions ELTA favourably relative to emerging precincts facing imminent supply influxes that could suppress value growth. Buyers seeking value preservation should view Clementi's supply constraints as a material advantage, suggesting prices are unlikely to experience deflationary pressure from oversupply.

ELTA 5-Bed Luxury Apartment, S$3.88M, Clementi | PropSG