Type

Units

Min Area

Price Range

4 BR

1313 sqft

S$3.4M – S$3.4M

5 BR

1776 sqft

S$3.9M – S$4M

Property Highlights

Condo development with 6 units currently available.
Prices currently range from S$3.4M to S$4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$670K on this acquisition.
Located 12 min (1.02 km) from CR17 Clementi MRT Station.

Price Trends & Rental Yield

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ELTA Clementi: A Landmark D5 Development in Singapore's Premier West Zone

ELTA represents a significant addition to Clementi's residential landscape, offering 501 carefully curated units across two 39-storey high-rise towers on a 144,788 square-foot land parcel. Developed by MCL Land and CSC Land, this prestige residential enclave has been architected to appeal to discerning buyers and investors seeking quality, location, and long-term value appreciation in one of Singapore's most established and sought-after districts.

Location Strategy: Why Clementi Commands Premium Valuations

The development benefits from Clementi's proven track record as a thriving residential hub with deep institutional investment. Positioned just over 1 kilometre from Clementi MRT Station (CR17 line), the project occupies a strategic pocket that balances accessibility with residential tranquillity. The proximity to the station facilitates efficient transport links to the city centre, business districts, and leisure destinations across the island, a factor that historically underpins strong capital appreciation and rental demand in the precinct.

Beyond transport connectivity, the micro-location offers compelling lifestyle credentials. The development sits within comfortable reach of several tier-one educational establishments, including ACS Independent School, Nan Hua High School, NUS High School of Mathematics and Science, Singapore Polytechnic, Ngee Ann Polytechnic, and the National University of Singapore. This constellation of academic institutions attracts expatriate families and professional upgraders who prioritise access to quality education, thereby creating a stable and affluent resident profile that supports long-term market fundamentals.

Amenity Landscape and Neighbourhood Fabric

Clementi boasts mature neighbourhood infrastructure that enhances everyday living. The Clementi Sports Centre and Clementi Swimming Complex are situated within easy reach, catering to health-conscious residents and families. The surrounding area is saturated with convenience retail—supermarkets, coffee shops, and dining establishments line the neighbourhood, eliminating the need for extended commutes for daily essentials. This mature, well-serviced environment appeals particularly to owner-occupiers seeking a settled community with established commercial and recreational touchstones.

Unit Composition and Design Flexibility

ELTA caters to diverse residential needs through a considered range of unit typologies. The portfolio spans from efficient one-bedroom-plus-study configurations at approximately 506 square feet, through two and three-bedroom offerings ranging from 614 to 1,023 square feet, to generous four-bedroom residences, and premium five-bedroom layouts reaching 1,776 square feet. This breadth of options ensures the development appeals across buyer segments—from young professionals and upgraders to multi-generational households and high-net-worth individuals seeking flagship corner penthouses or rare larger-footprint residences.

The stacked layouts within the dual-tower configuration allow for varied unit orientations and natural light penetration, with particular appeal likely concentrated in corner and higher-floor units that command unobstructed views over the Clementi neighbourhood and beyond. Lower-stack units offer practical advantages for buyers with young children or mobility considerations, whilst mid-to-upper floors provide coveted privacy and visual amenities that traditionally sustain rental premium and resale appeal.

Investment Fundamentals and Rental Yield Potential

Clementi has established itself as a resilient rental market, underpinned by the concentration of educational and employment anchors in the vicinity. The development's completion in March 2028 positions it to capture a market phase when institutional rental demand from relocating expatriate families and professional investors remains robust. Properties in this demographic tier and location have historically achieved gross rental yields in the region of 3% to 4% per annum, with potential for higher returns on smaller unit typologies let to professionals or shared-living arrangements. Investors evaluating ELTA should model conservative yield assumptions whilst accounting for progressive rental escalation aligned with wage growth and expatriate package inflation over the holding period.

Development Timeline and Market Entry

The expected Top date of 31 March 2028 places ELTA within a medium-term delivery horizon that allows occupiers and investors to plan capital deployment strategically. Early-bird unit selection remains available, presenting an opportunity for buyers to secure preferred stack positions, corner units, or specific floor levels at launch pricing before the full portfolio is released to the broader market. Developer packages and financing schemes typically offered at launch can meaningfully improve acquisition economics, particularly for investors evaluating cash-on-cash returns and debt servicing ratios.

Comparative Market Position

Within the Clementi corridor, ELTA competes in a space occupied by resale stock, older condominium developments, and emerging new launches. The development's twin-tower scale, full suite of condominium amenities, and contemporary design specifications position it as a premium offering within its micro-market. Buyers trading up from HDB flats or acquiring secondary properties will find the D5 classification and architectural statement align with aspirational value perceptions, whilst investors attracted to the educational node thesis will recognise ELTA as a well-articulated expression of demand fundamentals in the precinct.

Timeline Considerations for Purchasers

Prospective residents and investors should factor in the construction timeline and progressive occupation across 2028 and beyond. Early purchasers secure the benefit of occupying the development at full stabilisation, when all amenities are operational and community vibrancy reaches optimal levels. The phased completion strategy allows flexibility for those unable to time simultaneous sale and purchase, and enables selective unit take-up aligned with individual life-stage or portfolio objectives.

Frequently Asked Questions

What is the estimated rental yield for buyers purchasing ELTA units as an investment?

ELTA properties are projected to deliver gross rental yields in the range of 3% to 4% per annum, in line with Clementi's established rental market profile. This yield assumption is grounded in the precinct's consistent demand from expatriate families attracted to nearby international schools (ACS Independent, NUS High) and professional workers employed at Singapore Polytechnic, Ngee Ann Polytechnic, and the National University of Singapore. Actual yields will vary depending on unit typology, floor level, and lease term negotiated; smaller units (1BR+S and 2BR configurations) typically command higher gross yields due to lower purchase price and stronger demand from younger professionals, whilst larger residences may achieve more modest percentage yields but stronger absolute rental income. Investors should model conservative assumptions and account for progressive rental growth aligned with expat salary inflation, which has historically tracked at 3% to 5% annually in Singapore's professional employment sectors.

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

ELTA's pricing is positioned at the premium end of the Clementi new-launch spectrum, reflecting its D5 classification, contemporary design specifications, and full condominium amenity suite. Recent secondary transactions in the immediate vicinity have traded in the range of S$4,500 to S$5,500 per square foot depending on age, floor level, and unit configuration, whilst ELTA's indicative per-sqft positioning aligns with top-tier new projects in the district. This pricing premium over existing stock reflects the developer's quality assertions, architectural prestige, and the buyer's security in acquiring a brand-new property with fresh warranties, modern MEP systems, and zero deferred maintenance. First-time or price-sensitive purchasers may find value in mature resale properties in the immediate neighbourhood, whilst upgraders and investors prioritising contemporary design, full facilities, and developer warranty will accept the premium pricing as justified by product differentiation.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing a second residential property at ELTA?

A Singapore Citizen acquiring a second residential property at ELTA will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price, payable in addition to standard conveyancing stamp duty. For example, a buyer purchasing a unit valued at S$4 million would owe approximately S$800,000 in ABSD liability, materially expanding total acquisition costs beyond the headline purchase price. This 20% rate applies to all Singapore Citizens acquiring a second or subsequent residential property and represents a significant capital consideration in investment thesis modelling. First-time owner-occupiers purchasing their first residential property are exempt from ABSD, as are Singapore Permanent Residents (who face a 5% rate) and foreign investors (who face a 15% rate for the first property and 20% thereafter). Buyers must factor ABSD into their total cost of acquisition, financing modelling, and expected cash-on-cash returns, as this stamp duty liability directly reduces net investable returns and may affect debt servicing ratio calculations with lenders.

Does lease tenure affect long-term capital appreciation and resale value at ETAL?

ELTA offers freehold tenure, eliminating the lease decay risk that affects leasehold properties over extended holding periods. This freehold structure provides a fundamental advantage for long-term value preservation, as there is no progressive erosion of residual lease length that typically constrains resale valuations and refinancing capacity as properties age. Freehold status is particularly significant for investors with multi-decade holding horizons or purchasers prioritising permanent wealth accumulation, as the property maintains full economic value throughout the ownership lifecycle. Buyers can avoid the strategic decision-making required in leasehold properties around optimal holding and exit windows before lease decay accelerates; conversely, this freehold advantage is already priced into ELTA's valuation, so purchasers should not anticipate outsized appreciation premiums solely attributable to tenure. The freehold positioning does provide psychological and financial security that underpins steady rental demand and relative price resilience during market cycles, supporting the development's appeal to conservative investors and owner-occupiers alike.

How does proximity to Clementi MRT Station (CR17 line) influence demand and capital appreciation?

ELTA's location within 1 kilometre of Clementi MRT Station (CR17 line) represents a material positive for capital appreciation and rental attractiveness, as proximity to mass transit is a primary valuation driver in Singapore's property market. The sub-1 km distance translates to approximately 12-15 minutes walking time, placing the development squarely within the optimal 'MRT walk catchment' that research identifies as delivering maximum capital value and rental demand premiums. This accessibility facilitates commuting to Central Business Districts, employment nodes along the East-West Line corridor, and leisure destinations, creating stable demand from working professionals, expatriates, and upgraders who value time savings and connectivity. Historically, properties within this distance band of established MRT stations have demonstrated more consistent price appreciation and lower vacancy rates relative to peripheral locations, particularly during economic cycles when transport convenience commands higher buyer priority. The CR17 station's location within the mature Clementi commercial and residential hub further reinforces demand fundamentals, as the station serves a densely populated and well-established neighbourhood rather than a nascent development node.

Is ELTA suitable for first-time home buyers, upgraders, HNW investors, and owner-occupiers?

ELTA appeals across multiple buyer archetypes, though with differing value propositions for each. First-time home buyers seeking to exit the HDB system will find the range of two and three-bedroom units accessible entry points into the private residential market, though they should confirm HDB upgrade eligibility and mortgage capacity given the higher absolute price points relative to HDB resale. Upgraders trading from smaller private or HDB properties will recognise clear value in the larger three, four, and five-bedroom configurations, particularly those seeking contemporary design and amenities befitting their household lifecycle stage. High-net-worth individuals evaluating ELTA will focus on penthouses, corner units, and premium floors offering visual amenities, entertaining space, and architectural prestige aligned with their lifestyle expectations and portfolio positioning. Owner-occupiers with medium-to-long holding horizons will appreciate the freehold tenure, amenity density, and educational precinct positioning, viewing ELTA as a quality residential base for family life; conversely, investors evaluating ELTA as a pure yield play should model yields conservatively and account for ABSD liabilities reducing net returns. First-time buyers should verify financing eligibility and HDB restrictions before proceeding, whilst investors must stress-test yield assumptions against rising interest rates and potential rental softness during market slowdowns.

What are the TDSR and financing implications for typical ELTA price points?

Financing a typical ELTA unit priced in the S$4 million to S$5 million range presents a significant loan quantum requiring careful TDSR assessment and income documentation. A S$4.5 million purchase with a 20% down payment (S$900,000) leaves a loan requirement of S$3.6 million, which at current mortgage rates of approximately 4.5% per annum generates monthly servicing costs of roughly S$18,200. This monthly payment will consume a material percentage of household income, with most lenders enforcing a TDSR (Total Debt Servicing Ratio) ceiling of 60%, meaning borrowers require gross monthly income of S$30,300 to comfortably accommodate the mortgage alongside existing personal and family debts. Purchasers must account for additional monthly costs including property tax, building maintenance charges, utilities, and insurance, bringing total monthly housing outgoings to approximately S$20,000–S$22,000 depending on unit size. Investors purchasing as rental income-generating assets may benefit from utilising investment loan structures that allow partial offset of expected rental income against debt servicing calculations, improving borrowing capacity; conversely, owner-occupiers must rely entirely on employment income for TDSR qualification. Prospective buyers are strongly advised to engage a mortgage broker early in their evaluation to confirm pre-approval quantum and identify optimal financing structures aligned with their income documentation and liability profile.

How does ELTA compare to competing new and resale developments in the Clementi locality?

ELTA competes within a competitive landscape that includes resale private properties, older condominium developments, and a limited pipeline of new launches in the Clementi precinct. Within the new-launch segment, ELTA's 501-unit scale, dual-tower format, and comprehensive amenity suite position it as a substantial and well-capitalised development from established developers MCL Land and CSC Land, offering design and specification parity with comparable tier-one projects in other prime localities. Resale properties in Clementi, particularly those aged 10-20 years, trade at lower per-sqft pricing than ELTA but carry the advantage of immediate occupancy, established community networks, and market-proven capital appreciation track records. Buyers evaluating ELTA against resale alternatives should weight the trade-offs between contemporary construction standards and warranties versus the proven rental income and price stability of established properties. Competing new launches, if present in the pipeline, would require direct comparison on amenity specifications, location granularity, and developer pedigree; ELTA's educational precinct positioning and MRT accessibility provide differentiated appeal relative to periphery developments. Upgraders and investors are advised to conduct comparative transaction analysis on recent Clementi sales to validate pricing assumptions and support decision-making.

Which unit stacks or floor levels offer the best value proposition at ELTA?

Value analysis at ELTA depends on the buyer's priority weighting between pricing, livability, and investment returns. Mid-stack units (floors 15-25) typically offer optimal value in terms of absolute pricing whilst delivering acceptable natural light, privacy from ground-level activity, and psychological advantages over lower floors; these units generally trade at per-sqft premiums of 5-15% below peak penthouse and corner unit pricing. Low-stack units (floors 3-8) present particular value for owner-occupiers with young children or mobility considerations, as they reduce elevator wait times and provide convenient outdoor space access; however, these units typically achieve lower rental premiums and may face constraints from visual obstruction by adjacent structures or street-level noise. High-stack and penthouse units command significant per-sqft premiums reflecting their panoramic views, architectural prestige, and appeal to HNW purchasers; however, these premiums may not deliver superior rental yield or capital appreciation sufficient to justify the incremental cost for investor profiles. Corner and end units command a visible premium attributable to superior natural light, reduced noise from shared corridors, and perceptual amenity; for investors optimising rental yield, however, this premium may exceed the rental income uplift achievable. First-time buyers and value-conscious purchasers should evaluate mid-to-lower-mid-stack units in the 12-20 floor range, whilst investors should model yield assumptions separately by floor level to identify the optimal value stack within their target price band.

What is the future residential supply pipeline in Clementi and surrounding districts, and how does this affect ELTA's long-term appreciation potential?

Clementi's supply pipeline is relatively constrained compared to growth corridors along the Jurong and Bedok axes, as much of the precinct's residential land has been developed and is zoned for established low-to-medium-density housing. The Urban Redevelopment Authority (URA) Master Plan does not signal significant greenfield or en-bloc redevelopment activity in the immediate Clementi locality, suggesting limited supply competition from new launches in the near-to-medium term and providing ELTA with a favourably positioned supply-demand dynamic. Adjacent precincts including Bukit Timah and Holland Village have undergone periodic en-bloc consolidations; however, the Clementi precinct's established character and lower land scarcity relative to central areas suggest such activity remains unlikely at meaningful scale. This constrained new-supply environment is structurally supportive of capital preservation and appreciation for ELTA, as incremental demand from the expanding professional and expatriate populations in the vicinity cannot be satisfied by significant new competitive developments. Investors should view this supply constraint positively when evaluating medium-to-long-term capital appreciation potential, though they must acknowledge that property values are ultimately determined by rental fundamentals, interest rate environments, and macroeconomic conditions rather than supply constraints alone. The absence of significant competing supply also supports rental demand resilience, as tenants seeking educational precinct proximity and MRT accessibility have limited alternative new-supply options.

Elta — From S$3.4M