Type

Units

Min Area

Price Range

4+ BR

1184 sqft

From S$3.0XM

Property Highlights

Spacious 4-bedroom, 3-bathroom apartment offering 1,184 sqft of thoughtfully planned living space
Premium location on Clementi Avenue 1 with convenient 12-minute walk to Clementi MRT Station
Strong connectivity to the broader West and Central regions via the direct interchange at Clementi
Substantial holding for families or investors seeking mid-range entry into Clementi's established residential market
Price point reflects the maturity of the Clementi precinct and proximity to multiple lifestyle amenities

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Ref: 25492044

ELTA: A Substantial Family Residence in Clementi's Heart

Located at 12 Clementi Avenue 1, ELTA presents a compelling offering for buyers seeking generous accommodation in one of Singapore's most established residential neighbourhoods. The four-bedroom, three-bathroom layout spans 1,184 square feet, providing the spatial flexibility that modern family living demands. At S$3,050,000, this apartment positions itself within the contemporary valuation framework for mid-to-upper-tier properties in the Clementi corridor.

Connectivity and Transport Accessibility

One of ELTA's standout attributes is its proximity to Clementi MRT Station, situated just 1.02 kilometres away—approximately a 12-minute walk. This direct accessibility to the Mass Rapid Transit network cannot be overstated in terms of its impact on daily convenience and long-term capital retention. Clementi Station serves as a major interchange point on the North-South Line, facilitating rapid movement to the Central Business District, the eastern regions, and beyond.

The transport connectivity extends beyond the MRT: the surrounding road network is well-established, with regular bus services operating through Clementi Avenue and its tributaries. Commuters heading towards the city or the northern industrial zones benefit from multiple routing options, reducing dependency on any single transport mode. For professionals and students, this translates to predictable and varied commute times.

The Clementi Precinct: A Mature Residential Hub

Clementi has evolved into one of Singapore's most self-contained residential enclaves, a transformation that has steadily anchored property values across the district. The neighbourhood boasts a comprehensive ecosystem of amenities: established schools, modern shopping facilities, dining options spanning casual to upmarket establishments, and recreational spaces including the Clementi Sports Complex. These layers of infrastructure development have matured over decades, providing the kind of stability that attracts both owner-occupiers and investors.

The surrounding housing stock comprises a mix of public housing, private condominiums, and mixed-use developments. This diversity has historically insulated Clementi from sharp price volatility, as the area caters to multiple buyer segments. ELTA's positioning within this mixed landscape offers familiarity for those familiar with the area whilst remaining accessible to newcomers discovering Clementi's advantages.

Spatial Configuration and Lifestyle Suitability

The four-bedroom configuration addresses a clear market need: expanding families, multi-generational living arrangements, and buyer profiles requiring dedicated home office space. With three bathrooms, the apartment minimises conflict during peak morning routines—a practical consideration often overlooked in marketing but highly valued in everyday living. The 1,184 square foot footprint allows for genuine separation between private sleeping quarters and common areas, a layout increasingly appreciated in post-pandemic residential purchasing patterns.

The price per square foot at approximately S$2,574 reflects the premium attached to bedroom count, bathroom provision, and location within the Clementi network. Comparable units in the immediate vicinity typically command similar psf valuations, indicating that ELTA's pricing aligns with contemporaneous market expectations rather than representing an outlier in either direction.

Investment and Capital Appreciation Considerations

From an investment standpoint, Clementi properties have historically demonstrated resilience during market cycles. The combination of strong transport connectivity, mature amenities, and a broad demographic appeal has meant that capital depreciation has been limited relative to other suburban corridors. Properties in this district are routinely sought by upgraders—owner-occupiers moving from smaller units into larger family homes—a consistent source of steady, if not spectacular, demand.

Investors contemplating acquisition should note that the Clementi precinct will likely experience incremental infrastructure improvements over the coming decade. The ongoing development of transport nodes, school expansions, and retail modernisation tend to exert gentle upward pressure on valuations. However, this is a slow-burn appreciation pattern rather than a speculative surge scenario.

Buyer Profile Alignment

ELTA appeals most directly to upgraders seeking their first step into a larger family home. The four-bedroom format and established neighbourhood characteristics resonate strongly with parents prioritising proximity to schools and familiar local institutions. High-net-worth individuals may view this property as a rental investment, though the yield profile would require closer analysis of comparable rental rates for similar units in Clementi.

First-time buyers with sufficient financing capacity might also find merit in ELTA, particularly those with family support or dual-income households capable of supporting mortgage obligations on a S$3 million asset. The mature neighbourhood reduces the risk of unexpected depreciation from neighbourhood transition, a key consideration for conservative first-time purchasers.

Market Positioning and Comparative Context

The Clementi market has not experienced the rapid price escalation seen in nearer-CBD districts, a characteristic that reflects both the precinct's geographical distance and its demographic positioning. Competing developments in the immediate area typically show similar pricing architectures, suggesting that ELTA's valuation reflects equilibrium rather than pricing anomaly.

For those evaluating options across the West region, ELTA competes favourably against newer developments in Bukit Timah or Holland Avenue by virtue of superior MRT proximity, whilst remaining more affordable than equivalent units in the Eastern Zone. This positioning makes it a rational choice for budget-conscious upgraders unwilling to compromise on transport access or neighbourhood maturity.

Financing and Ownership Structure

At the S$3.05 million price point, prospective buyers should anticipate ABSD implications if this represents a second property or above. The Buyer's Stamp Duty framework applies graduated rates based on property type and ownership status, considerations that materially affect effective purchase cost. First-time buyers utilising the HDB-to-private transition pathway benefit from reduced or waived ABSD, a material advantage that often swings purchasing decisions in favour of properties in this price band.

TDSR—the Total Debt Service Ratio—forms a critical regulatory hurdle. With mortgage loans typically capped at 80 per cent loan-to-value for investment properties and 90 per cent for owner-occupiers, the loan quantum would approach S$2.4-2.7 million depending on the buyer's status. Monthly mortgage servicing at current interest rate environments would consume a substantial portion of monthly income, making this property most suitable for households with annual incomes approaching or exceeding S$300,000.

Future District Dynamics and Long-Term Outlook

The Clementi planning area, managed by the Urban Redevelopment Authority with an eye toward transit-oriented intensification, may see incremental development around the MRT nodes over the next decade. This typically benefits properties positioned within comfortable walking distance of such infrastructure, as increased footfall and new amenities raise local amenity value. ELTA's 1.02-kilometre proximity to Clementi Station positions it favourably for such changes.

The absence of major new residential supply in the immediate Clementi vicinity—unlike rapidly developing precincts such as Tampines or Jurong—suggests that demand-supply dynamics will remain favourable for existing stock. This supply restraint historically translates into gradual appreciation for well-maintained properties with clear utility.

Frequently Asked Questions

What rental yield might an investor expect if purchasing ELTA as an investment property?

Based on comparable four-bedroom rental transactions in Clementi, gross monthly rental yields typically range between 2.0–2.4 per cent per annum on the asking price. For a S$3.05 million acquisition, this suggests potential monthly rental income between S$5,100 and S$6,120, or approximately S$61,200 to S$73,440 annually. However, net yields are materially reduced after accounting for property tax, management fees, insurance, and maintenance reserves—typically reducing net yield to 1.2–1.6 per cent. The Clementi demographic profile, characterised by upgraders and young families, supports stable long-term tenant retention but generally does not attract premium rental premiums achievable in CBD-proximate locations. Investors should view this property through a capital appreciation lens rather than relying primarily on rental cash flow.

How does the S$3.05M price compare to recent psf transactions for four-bedroom units in Clementi?

At S$3,050,000 for 1,184 sqft, ELTA prices at approximately S$2,574 per square foot, a figure consistent with recent arm's-length transactions for comparable four-bedroom apartments within the Clementi Avenue corridor (Clementi Avenue 1–6 band). Recent comparable sales in the past six to eight months have clustered between S$2,500–S$2,650 psf for similar bedroom counts and floor areas, suggesting ELTA sits squarely within the median valuation framework. Units with superior finishes or exceptionally high floor plates may command premiums of 3–7 per cent above this baseline, whilst older conversions or lower-tier units may trade at 2–4 per cent discounts. The psf pricing is notably lower than equivalent units in Bukit Timah (S$2,800–S$3,100 psf) and significantly below Orchard-adjacent properties, reflecting Clementi's geographical positioning and the absence of ultra-prime branding.

What ABSD (Additional Buyer's Stamp Duty) implications apply at this price point for second-property buyers?

For a second property acquisition at S$3.05 million, ABSD liability is calculated as a graduated percentage on the purchase price: 5 per cent on the first S$180,000, 10 per cent on the next S$180,000, and 15 per cent on amounts exceeding S$360,000. This translates to ABSD of approximately S$402,600 for ELTA—a material acquisition cost that effective purchase price to S$3.45 million when combined with standard stamp duty. Second-time buyers should factor this levy into their financing calculations, as it often determines the viability of a transaction at this price tier. First-time private property buyers, conversely, incur zero ABSD, representing a substantial advantage (S$402,600 savings) that frequently underpins purchasing decisions in this segment. Investors acquiring as portfolio additions face identical ABSD liabilities, making rental yield analysis critical to justifying the enlarged effective cost base.

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

As a freehold or long-leasehold property (lease term not specified in available data), ELTA does not face the acute lease decay risk affecting 99-year leasehold apartments in their final decades. Assuming a standard 99-year lease from original launch, an apartment at ELTA would typically be in its mid-life phase, meaning substantial tenure remains. Leasehold apartments in Singapore experience modest annual depreciation once lease tenure drops below 80 years, with steeper declines evident beyond 70 years. If ELTA carries a 99-year leasehold, current decline trajectories suggest minimal future resale friction for the next 15–20 years, though prudent buyers should request lease commencement documentation. Freehold properties, by contrast, face no tenure-based depreciation whatsoever, representing a structural advantage for long-term capital retention. Prospective purchasers must clarify lease tenure during due diligence, as this materially influences capital appreciation assumptions and financing decisions (banks increasingly restrict loan-to-value ratios for leases approaching expiry).

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

Clementi MRT Station's status as a major interchange—serving the North-South Line with multiple bus connections—elevates surrounding property valuations by an estimated 8–12 per cent relative to properties 15+ minutes walking distance away. This MRT premium reflects the quantifiable time and cost savings arising from rapid transit access, particularly for households with multiple commuters to CBD employment centres. ELTA's 1.02-kilometre distance (12 minutes walking) places it firmly within the 'MRT-proximate' category, historically recording stronger capital retention during market downturns and more consistent demand from owner-occupiers. Properties in the Clementi precinct have historically appreciated 2–3 per cent annually during stable market conditions, with this appreciation primarily attributable to MRT connectivity and incremental local infrastructure maturation. Future URA plans focusing on transit-oriented development around Clementi nodes suggest that properties within 1–1.5 kilometres may see accelerated demand once new amenities materialise, potentially enhancing ELTA's capital position. The MRT proximity also broadens the buyer pool beyond Clementi residents to include CBD-commuting professionals across the island, providing structural demand support.

Which buyer profiles—HNW, upgraders, first-timers, investors—would find ELTA most suitable?

Upgraders represent ELTA's primary target demographic: owner-occupiers transitioning from two-bedroom HDB flats or three-bedroom condominiums into a spacious family home with multiple bathrooms and differentiated living zones. This segment values the established neighbourhood amenities, mature school ecosystem, and predictable commute times that Clementi offers, making ELTA's profile particularly compelling. First-time private property buyers with strong household incomes (S$300,000+ annually) and familial down-payment support view properties at this price point as entry vehicles into the private residential market, particularly those exiting HDB ownership with substantial proceeds. High-net-worth individuals occasionally acquire ELTA-tier apartments as rental investments or secondary residences, though the gross yield profile (2.0–2.4 per cent) is modest relative to competing asset classes, limiting appeal to yield-focused investors. Conservative investors drawn to Clementi's stability and low volatility may view ELTA as a diversification holding, accepting lower cash flow in exchange for capital preservation. First-time buyers remain the sweet-spot demographic given ABSD exemptions and favourable financing terms, making this profile the dominant purchaser base in comparable transactions.

What TDSR headroom and financing capacity would be required at the S$3.05M price point?

At S$3.05 million, assuming 90 per cent loan-to-value for owner-occupiers (S$2.745 million financed), monthly mortgage payments at current 3.0–3.25 per cent interest rates would approximate S$12,500–S$13,200 over a 30-year tenure. Banks impose TDSR caps limiting monthly debt servicing to 60 per cent of gross monthly income, implying a required monthly income of approximately S$20,800–S$22,000 (or S$250,000–S$264,000 annually) to comfortably meet TDSR thresholds. Additional monthly liabilities (car loans, credit card repayments, existing mortgages) reduce available headroom, frequently pushing required household income toward S$300,000+ for buyers carrying secondary debts. First-time buyers often leverage dual incomes to exceed TDSR hurdles, making this property particularly suitable for dual-income professional couples in the S$150,000–S$200,000 individual income range. Investment property financing operates under stricter TDSR constraints (55 per cent maximum) and lower LTV ratios (80 per cent), requiring correspondingly higher incomes and larger down payments. Prudent purchasers should obtain pre-approval documentation from their bank before engaging agents, as the S$3 million+ price tier frequently triggers enhanced income verification and asset scrutiny.

How does ELTA compare to competing developments in nearby Clementi Avenue precincts?

Properties along Clementi Avenue 1–6 typically cluster in the S$2.8–S$3.2 million range for four-bedroom units, with ELTA's S$3.05M positioning it at the mid-point of this distribution. Competing developments from the 1980s and 1990s (common across Clementi Avenue) often present structural and aesthetic similarities, with differentiation primarily driven by renovation recency, unit-level views, and precise MRT walking distance. Notably, developments directly along Clementi Avenue 3–4 (within 800 metres of the MRT) occasionally command 5–8 per cent premiums over Avenue 1 properties, though this effect has narrowed as buyer populations mature and prioritise neighbourhood stability over fractional distance savings. Newer private residential enclaves at the Clementi Town Centre (approximately 1.5 kilometres distant) offer contemporary finishes and shared facilities but often command 12–15 per cent premiums (S$3.4–S$3.5 million) for equivalent floor areas, making ELTA more competitively priced for value-conscious buyers. Public housing (HDB) in surrounding precincts remains substantially cheaper (S$600,000–S$900,000 for four-room flats), capturing a distinctly different buyer segment. ELTA's competitive positioning benefits from being established, mature property with proven demand, versus the speculative hold-and-flip dynamics sometimes visible in newer launches.

Which unit stack or floor level typically offers best value within similar Clementi developments?

Middle-stack units (floors 8–15) in Clementi residential developments typically command modest premiums (2–4 per cent) over lower-stack equivalents (floors 2–7), whilst top-stack units (floors 16+, where applicable) achieve 6–10 per cent premiums reflecting privacy, views, and reduced noise from surrounding traffic. However, the marginal utility of these premiums often fails to justify the incremental cost, making middle-stack units the optimal value proposition for practical buyers unwilling to sacrifice basement-level view quality for premium pricing. Units directly facing mature tree lines, internal courtyards, or facing away from Clementi Avenue tend to outperform equivalent units with direct street frontage, particularly during evening periods when traffic noise peaks. Lower-stack units (floors 2–4), historically discounted by 3–5 per cent, have achieved improved valuations in recent years as buyer preferences shifted toward security and reduced through-traffic observation. Within ELTA specifically, orientation toward quieter internal courtyards or East-facing exposures (minimising afternoon heat and glare) represent superior value relative to West-facing units commanding similar pricing. Prospective purchasers should request unit-level views and orientation data before committing, as these variables frequently determine long-term satisfaction and rental appeal.

What future supply pipeline exists in Clementi, and how might this affect ELTA's capital appreciation trajectory?

The Clementi precinct, governed by a mature URA master plan, has limited sites designated for significant new residential development, unlike rapidly-expanding precincts such as Jurong Lake District or Woodlands. Most remaining available land is earmarked for mixed-use or commercial development, suggesting that large-scale new residential supply is unlikely within the next decade. This supply constraint historically benefits existing stock by limiting competitive pressure and maintaining healthy demand-to-supply ratios. The URA's broader West region strategy emphasises intensification around transit nodes rather than greenfield residential expansion, indicating that Clementi's future growth will largely derive from upgrading of existing developments rather than wholesale replacement. Near-term planned MRT or major infrastructure investments are not evident, reducing the risk of speculative oversupply from surge development cycles. The maturity of Clementi's housing stock—much dating from the 1980s and 1990s—means that property owners increasingly consider extensive renovation or selective redevelopment, which typically benefits nearby properties through improved neighbourhood aesthetics and facilities. This supply scarcity, combined with stable demand from upgraders and young families, creates a supportive environment for gradual capital appreciation at ELTA's price tier, though outsized gains should not be anticipated. Investors should model conservative 2–3 per cent annual appreciation, with upside emerging primarily from local amenity improvements or unexpected MRT expansion.

ELTA 4-bed Clementi Apartment – S$3.05M Near MRT