Clementi Park Review — Upper Bukit Timah / Ulu Pandan · D21

PI Score: 57/100 — Good

Is Clementi Park a good buy?

PI Score rates Clementi Park 57/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.9% yield. Strongest card: Inside the school-belt draw. Main watch-out: Location asks for a compromise. Pricing is reasonable for the location at current market.

Last updated 2025-01-15 · scored against URA caveat data.

Key facts

• Verdict: Good
• Region: Outside Central Region
• Tenure: Freehold
• Avg PSF: ~$1,538 psf
• Price from: S$1.6M

What works in its favour

• Inside the school-belt draw: Schools score 9/10 — sought-after primaries sit within the 1–2km band, the single most reliable source of durable family demand in Singapore.
• Rental demand supports ~3.9% gross: Rental scores 8/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
• Entry price leaves room: Value scores 7/10 at ~$1,538 psf (entry from $1.6M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
• Precinct has a catalyst: Growth scores 7/10 — infrastructure or Master Plan work in the area gives this a reason to re-rate beyond general market drift.

What to watch out for

• Location asks for a compromise: Location scores 5/10 — expect bus-dependent trips for at least part of the week. The discount is real, but so is the ceiling it puts on re-rating.
• Plan a patient exit: Exit scores 5/10 — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.

Who Clementi Park suits

• Value-focused buyers comfortable with the location tradeoff
• Yield investors — ~3.9% gross is workable; favour larger unit types
• Buyers who value a stable, established neighbourhood over speculative upside

Who should look elsewhere

• Buyers hunting deep relative value — the market has already priced in most of the story
• Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
• Buyers wanting a guaranteed top-tier primary within 1km walking distance

Huat Kueh says

Freehold in Upper Bukit Timah / Ulu Pandan, ~$1,538 psf — no lease clock ticking. Resale pool shallow — plan a patient exit.

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