Type

Units

Min Area

Price Range

2 BR

893 sqft

From S$1.5XM

Property Highlights

2-bedroom, 1-bathroom apartment at Parc Clematis priced at S$1,540,000 with 893 sqft of living space
Located just 1.25 km (15 minutes) from Clementi MRT Station on the East-West Line, offering excellent connectivity
Situated on Jalan Lempeng in a mature residential precinct with established community amenities
Compact yet functional layout suitable for young professionals, upgraders, and buy-to-let investors
Strategic positioning near Clementi's commercial and retail hub provides long-term appreciation potential

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Ref: 60230446

Parc Clematis: A Well-Positioned 2-Bedroom Apartment Near Clementi MRT

Parc Clematis presents an attractive acquisition opportunity for buyers seeking a compact yet well-appointed residential unit in one of Singapore's established suburban districts. This 2-bedroom, 1-bathroom apartment is listed at S$1,540,000 and spans 893 square feet, delivering a practical layout that maximises utility without sacrificing comfort.

The property's location on Jalan Lempeng positions it within a mature residential enclave that has developed steadily over the past two decades. The proximity to Clementi MRT Station—just 1.25 kilometres away—ensures reliable public transport connectivity and places residents within easy reach of the broader East-West Line network. This accessibility is a significant draw for commuters and professionals working across Singapore's central and eastern corridors.

Connectivity and Neighbourhood Character

Clementi remains one of Singapore's most vibrant residential and commercial hubs, anchored by the Clementi Shopping Centre and surrounded by educational institutions, medical facilities, and recreational amenities. The MRT station serves as a natural focal point for the district, facilitating movement to the Central Business District, Marina Bay, and outlying regions such as Changi and Jurong. For residents of Parc Clematis, this 15-minute walk to the station represents a manageable commute that most Singapore buyers consider highly desirable.

The neighbourhood's maturity is reflected in its infrastructure. Schools, supermarkets, food courts, and parks are well-established within the immediate vicinity. Families appreciate the presence of Clementi Primary School and secondary educational options, whilst young professionals benefit from the proximity to commercial zones and F&B outlets. The Clementi area has historically attracted a diverse demographic, from first-time buyers to downsizers and investors seeking steady rental yields.

The Property: Space and Layout

At 893 square feet, this two-bedroom apartment offers sufficient space for a couple, small family, or professional seeking a personal retreat. The single bathroom is efficiently positioned to serve both bedrooms, and the open-plan living areas allow natural light to permeate the unit. Such dimensions are typical of mid-market condominiums in this price band and reflect pragmatic design principles that prioritise functionality over excessive square footage.

The property's price point of S$1,540,000 translates to approximately S$1,725 per square foot, a valuation consistent with secondary market units in well-serviced residential areas near established MRT stations. For context, Clementi's appeal as a transit-oriented neighbourhood continues to underpin steady demand from both owner-occupiers and investors.

Investment Potential and Market Dynamics

Buyers considering Parc Clematis as an investment vehicle should note the rental market appetite for units in this location. Clementi's proximity to workplaces, educational institutions, and transport hubs creates consistent demand from tenants. Two-bedroom apartments in mature condominiums near MRT stations typically command monthly rents in the range of S$2,800 to S$3,400, depending on unit condition, floor level, and amenities. Prospective landlords should evaluate gross rental yield against the purchase price and factor in ongoing maintenance, property tax, and insurance costs.

The East-West Line's status as a critical artery linking residential and commercial districts suggests sustained demand for properties along its corridor. Clementi's position as a regional employment hub—with numerous technology companies, professional services firms, and educational organisations maintaining offices in the vicinity—reinforces the long-term appeal of this neighbourhood.

Buyer Suitability and Market Positioning

Parc Clematis appeals to multiple buyer profiles. First-time owners often gravitate towards Clementi because the neighbourhood offers good value relative to more central locations, whilst providing robust infrastructure and social amenities. Upgraders stepping from HDB flats to private housing find the locality familiar and convenient, with mature community networks already in place. Young couples and professionals appreciate the balance between affordability, connectivity, and lifestyle amenities. Investors seeking stable rental returns recognise Clementi's resilience as a residential district with diversified tenant demand streams.

This property sits comfortably in the mass-affluent segment of Singapore's residential market, accessible to buyers with solid financial credentials but not requiring ultra-premium pricing or location prestige.

Financial Considerations for Buyers

Intending purchasers should be mindful of financing implications. At S$1,540,000, the property falls within the range where Total Debt Service Ratio (TDSR) calculations become material for mortgage qualification. Typically, financial institutions will finance up to 75% of the purchase price for owner-occupiers, leaving a 25% downpayment requirement of approximately S$385,000. The monthly mortgage servicing on a S$1,155,000 loan (at prevailing interest rates around 3.5% per annum over a 25-year tenure) would approximate S$5,500 to S$5,800, a figure that must sit comfortably within household income thresholds to satisfy TDSR limits.

For investors purchasing as a second property, Additional Buyer's Stamp Duty (ABSD) implications warrant careful attention. Non-citizen buyers and citizens purchasing additional properties face ABSD surcharges ranging from 5% to 20% depending on citizenship and ownership history, adding S$77,000 to S$308,000 to the total acquisition cost. This materially impacts cash flow projections and should be factored into investment analysis from the outset.

Market Comparison and Competitive Landscape

Clementi's residential market includes several other mature developments that cater to similar buyer profiles. Nearby projects such as Clementi Park and The Pinnacle@Duxton represent alternative options within comparable price brackets, though this property's specific location on Jalan Lempeng offers distinct advantages in terms of immediate neighbourhood character and MRT accessibility. Secondary market units in Clementi generally demonstrate stability, with price appreciation tracking inflation and rental demand remaining consistent across economic cycles.

Forward-Looking Considerations

The Clementi area is unlikely to experience dramatic supply shocks in coming years, as the neighbourhood is largely built out with limited remaining development sites. This supply constraint historically supports price resilience, particularly for well-located units near transport nodes. However, broader property market cycles and interest rate movements will continue to influence buyer sentiment and capital values. Prospective purchasers should view this property through a medium to long-term lens, as short-term trading is less relevant in the Clementi market context.

Parc Clematis represents a credible option for buyers prioritising connectivity, neighbourhood maturity, and practical living space over prestige location or architectural distinction. The property's alignment with established transport infrastructure and residential amenities positions it as a sound acquisition within its market segment.

Frequently Asked Questions

What gross rental yield might I expect if I purchase this Parc Clematis unit as an investment?

Based on current market conditions, two-bedroom units in Clementi near MRT stations command monthly rents between S$2,800 and S$3,400, depending on unit condition and floor level. This translates to a gross annual rental income of S$33,600 to S$40,800, which represents a gross yield of approximately 2.2% to 2.65% on the S$1,540,000 purchase price. After accounting for property tax (approximately 4% to 6% of annual value), maintenance charges, insurance, and potential vacancy periods, net yield typically falls to 1.2% to 1.8%, making this suitable primarily for buy-and-hold investors rather than those seeking aggressive yield optimisation. The real value for investors lies in potential long-term capital appreciation and the stability of Clementi's rental market, which has historically attracted consistent tenant demand.

How does the S$1.54M price compare to recent per-square-foot transactions in Clementi?

At S$1,725 per square foot, this property sits at the mid-range of Clementi's secondary market. Recent comparable transactions for two-bedroom units in mature developments near MRT stations have ranged from S$1,650 to S$1,850 per square foot depending on unit age, floor level, and specific amenities offered. Properties commanding the higher end of this range typically benefit from premium floor levels (high or low), renovation, or developments with more extensive facilities. Clementi's pricing has remained relatively stable over the past 18 to 24 months, reflecting the neighbourhood's established status and consistent buyer demand. For a mature project with established reputation, this asking price is competitively positioned and reflects fair market value rather than speculative premium.

What ABSD implications should I consider if this is my second property purchase?

Additional Buyer's Stamp Duty significantly impacts the total acquisition cost for non-primary residence purchases. For Singapore citizens buying a second residential property, ABSD ranges from 5% to 20% depending on property type and timing; for this S$1,540,000 apartment, expect ABSD of approximately S$77,000 (5%) to S$308,000 (20%) depending on your specific circumstances. For non-citizen buyers, ABSD is a flat 20%, adding S$308,000 to the purchase cost. These duties are payable upfront at the point of purchase and substantially increase the effective purchase price without adding to the property's actual value. When evaluating investment returns, investors should model ABSD as part of total capital outlay, as it directly reduces cash-on-cash returns and prolongs the break-even period for rental investments.

Is leasehold decay a concern for this property, and how might it affect resale value?

This property is subject to the leasehold tenure typical of Singapore private housing, and whilst Jalan Lempeng properties currently enjoy ample remaining lease periods, lease decay becomes material once the unexpired term falls below 70 years. For a property with, say, 95 years remaining, decay risk is minimal in the medium term, though buyers should verify the exact lease commencement and remaining tenure during conveyancing. Once a lease falls below 70 years, value depreciation typically accelerates, as bank financing becomes restricted and buyer pools narrow considerably. Prudent buyers should factor this timeline into long-term holding plans and consider lease extension options if the property approaches the 70-year threshold during their ownership. Clementi properties have historically retained value well even as leases age, reflecting strong location demand, but resale liquidity can tighten for leasehold units with short remaining terms.

How does proximity to Clementi MRT Station influence demand and capital appreciation for this property?

The East-West Line remains one of Singapore's highest-utilisation MRT corridors, connecting residential heartlands with the CBD, financial district, and eastern employment hubs. Properties within 1.5 kilometres of MRT stations consistently trade at premiums relative to non-MRT-adjacent alternatives, with Clementi Station being a particularly busy interchange serving multiple bus services and feeder networks. This accessibility drives sustained rental demand from commuters and professionals, supporting occupancy rates and rental price growth over time. Capital appreciation for well-located MRT-proximate properties typically outpaces inflation, as transport connectivity remains a fundamental value driver in Singapore's property market. For Parc Clematis, the 15-minute walk to Clementi Station is manageable and desirable, positioning the property to benefit from transport-led demand pressures and making it an attractive option for both owner-occupiers and rental investors seeking long-term stability.

Is this property suitable for high-net-worth buyers, or is it better suited to upgraders and first-time buyers?

Parc Clematis sits in the mass-affluent segment and is less typically purchased by ultra-high-net-worth individuals seeking trophy properties or exclusive developments. However, HNW buyers occasionally view such properties as pragmatic investment vehicles within diversified portfolios, particularly when rental yield, location stability, and entry-level pricing converge favourably. The property is exceptionally well-suited to upgraders transitioning from HDB flats to private housing, as Clementi's neighbourhood character, community facilities, and transport accessibility provide a comfortable stepping stone to premium private residential living. First-time private property buyers often gravitate towards this price point and location because the neighbourhood's maturity and established amenities reduce the perceived risk of property ownership in new or untested developments. The property's 893-square-foot layout is ideal for couples and small households rather than large families, making it less appealing to buyers seeking expansive entertaining spaces.

What TDSR headroom and financing capacity should I evaluate at this S$1.54M price point?

The S$1,540,000 purchase price typically supports a 75% loan-to-value (LTV) mortgage of approximately S$1,155,000 for owner-occupiers and citizens, with the balance (S$385,000) required as downpayment. On a 25-year amortisation at prevailing rates of 3.5% per annum, monthly mortgage payments approximate S$5,500 to S$5,800 including principal and interest. Total Debt Service Ratio regulations cap total monthly debt obligations (including this mortgage, car loans, credit card commitments, and other liabilities) at 60% of gross household monthly income for owner-occupiers. This means a household would require gross monthly income of approximately S$9,200 to S$9,600 to comfortably service the mortgage whilst maintaining TDSR compliance. Buyers with existing debt obligations must deduct these from their approved financing capacity, potentially reducing mortgage entitlement. It is advisable to obtain a pre-approval from your bank prior to making an offer, as TDSR constraints are a material factor in purchase planning at this price level.

How does Parc Clematis compare to other nearby developments like Clementi Park and The Pinnacle@Duxton?

Clementi Park is a similarly mature development located within the same neighbourhood, with comparable two-bedroom units typically trading in the S$1.45M to S$1.65M range depending on specific location within the project and unit condition. The Pinnacle@Duxton, situated closer to Outram Park MRT, commands a premium due to its more central location and higher-rise status, with similar units often priced between S$1.75M and S$2.0M. Parc Clematis positions itself competitively within this local peer set, offering good value without commanding the locational premium associated with CBD-proximate developments. The specific distinction lies in Jalan Lempeng's established residential character and neighbourhood density, which some buyers prefer to more intensively developed clusters. When evaluating competing properties, consider unit-specific factors such as floor level, renovation status, and view orientation, as these variations often exceed the base-level differences between developments. All three properties benefit from mature MRT accessibility and established community infrastructure.

Are certain unit stack or floor levels within Parc Clematis likely to offer superior value?

Within most Clementi developments, ground floor and lower-level units (typically floors 1 to 3) often trade at 5% to 10% discounts relative to mid-levels due to perceived privacy and noise concerns, despite offering practical advantages such as easy building access and utility room convenience. Mid-level units (floors 4 to 15) generally command the strongest pricing, balancing natural light, privacy, and freedom from top-floor heat penetration. High-rise units (above floor 15 if the development extends to such heights) may trade at modest premiums if they offer superior views and breeze, though this varies by building orientation and surrounding landscape. Odd-numbered stacks often appeal to feng-shui-conscious buyers and may attract slightly higher valuations in markets with significant Asian demographic representation. For practical investment purposes, mid-level units with east or west-facing exposures typically demonstrate the strongest rental appeal because they balance light, ventilation, and tenant preferences. Prospective buyers should physically inspect multiple unit levels during site visits to assess natural light, noise levels, and personal preference factors that influence long-term satisfaction and rental marketability.

What is the future supply pipeline for residential developments in the Clementi area, and how might this affect property values?

Clementi is substantially built out, with limited remaining greenfield development sites available for large-scale residential projects. The Urban Redevelopment Authority (URA) has zoned most of Clementi for consolidated residential use with pockets designated for commercial and mixed-use development, and the neighbourhood is unlikely to experience disruptive new supply comparable to emerging or growth areas such as Punggol or the Greater Southern Waterfront. The primary development activity expected in the coming years involves selective en-bloc acquisitions and redevelopment of ageing properties, which would occur incrementally rather than creating sudden supply surges. This supply-constrained environment historically supports price resilience and rental stability, as new entrants to the Clementi market must either purchase existing secondary stock or compete in a limited pool of newly redeveloped units. For property owners and investors, this low-supply-growth profile is generally favourable, reducing the risk of value erosion from oversupply whilst maintaining consistent tenant demand from commuters and professionals attracted to the neighbourhood's established infrastructure and transport connectivity.

Parc Clematis 2-Bed Apartment S$1.54M Near Clementi MRT