The 3 Condos We Won't Recommend in Clementi & West Coast

By the data, Clementi is the strongest condo town in the west: Whistler Grand (8.69), Parc Clematis (8.54), Hundred Trees (8.51), The Parc Condominium (8.44) and The Trilinq (8.43) all hold S grades, clustered around Clementi MRT and the Nan Hua–Qifa school belt. But District 5 is a big, messy district — it runs from Clementi through West Coast all the way down Pasir Panjang to Kent Ridge — and at the bottom of the Clementi and West Coast portion of the table sit three projects with D grades. All three line the same quiet strip beside West Coast Park.

This is not a story about a bad town. It's the same story we found on the Pasir Ris seafront: a specific location trade — park and sea air in exchange for schools and the MRT — that the resale market has consistently declined to reward. Here are the three, with the exact sub-scores.

How we ranked this

The Resale Project Scorecard (RPS) grades 2,369 resale condos on seven weighted factors: secondary market strength (25%), schools (20%), project size (16%), MRT proximity (13%), tenure (10%), rental yield (10%) and future transformation (6%). The secondary market score is cohort-relative — each condo is measured only against projects that reached TOP in the same two-year window, so an older project isn't penalised for its age, only for trailing its own vintage.

One filtering note: postal districts don't map to towns. D05 contains 91 scored projects, but most of its low scorers — Gloria Mansion (3.15), Flynn Park (3.78), Villa De West (3.95), Village @ Pasir Panjang (3.90) — are in Pasir Panjang, a different estate with different problems (we'll rank it separately). We filtered to projects actually in Clementi or West Coast before ranking. The three below are the lowest that survive the filter.

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1. Westcove Condominium — RPS 3.67, Grade D

A 234-unit, 99-year leasehold Far East Organization project on West Coast Crescent, completed in 1998, directly across from West Coast Park.

• Secondary market: 2/10. The scorecard reads: "Avg Ann. of +2.19% — bottom 11% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers."
• MRT: 2/10. 1.96km from Clementi MRT (EW23) — "weaker MRT access, likely requires bus or car for most trips."
• Schools: 1/10. No primary schools within 1km — a measured result, not a data gap, and a real cost in this town, where the strongest projects sit on top of the Nan Hua–Qifa–Pei Tong belt.
• Tenure: 5/10. About 68 years remaining on the lease.

Its respectable scores are size (8/10 — 234 units is a workable resale market) and rental yield (3.68%, above average). Everything that drives long-term owner-occupier demand scores poorly.

2. West Bay Condo — RPS 4.01, Grade D

Westcove's older neighbour on West Coast Crescent: 318 units, 99-year leasehold, also by Far East Organization, completed in 1994.

• Secondary market: 3/10. "Avg Ann. of +2.73% — below-median performance vs same-vintage peers (26th percentile of 1994-era cohort)."
• MRT: 2/10. 1.83km from Clementi MRT.
• Schools: 1/10. None within 1km.
• Tenure: 5/10. About 64 years remaining — the shortest lease of the three, and the number that will increasingly shape its buyer pool and financing.

The bright spot is yield: 3.96%, which the scorecard calls a "strong income return." Rents on this strip hold up far better than resale prices — a pattern worth pausing on, and we will below.

3. Seahill — RPS 4.30, Grade D

The surprise on this list. Seahill is not an ageing 1990s product — it's a 478-unit GuocoLand project on West Coast Link completed in 2016, with about 84 years left on the lease.

• Secondary market: 3/10. "Avg Ann. of +0.61% — below-median performance vs same-vintage peers (28th percentile of 2016-era cohort)." That is the weakest raw appreciation figure of the three — owners have made roughly half a percent a year while the 2016 cohort moved ahead.
• MRT: 2/10. 1.80km from Clementi MRT.
• Schools: 1/10. None within 1km.

Its structure is otherwise sound — good size (478 units), strong yield (3.72%), young lease. Which is precisely what makes it the most instructive entry: this is what the location discount looks like when you strip out every age-related excuse. Same strip, same scores, new building.

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The scores, side by side

The pattern is identical across three projects spanning two decades of construction: the strip along West Coast Crescent and West Coast Link is simply too far from everything the resale market pays for. Roughly 1.8–2km to Clementi MRT puts every commute on a bus. Zero primary schools within 1km removes the Primary 1 ballot priority that powers demand two kilometres north. And the secondary market sub-scores — bottom 11%, 26th percentile, 28th percentile against their own vintages — show this isn't one unlucky building. It's the address.

Blue Horizon (4.65, grade C), one street over on West Coast Crescent, is the next-lowest scorer in the area with the same profile: no schools within 1km, 2.02km to the MRT, 39th-percentile appreciation. Four projects, one diagnosis.

The yield clue — and who these projects are actually for

Notice what doesn't score badly: rental yields of 3.68–3.96% are above average to strong, and all three projects post solid size scores. Tenants love this strip — park at the doorstep, sea breeze, quick drive to one-north and the NUS–Science Park belt, rents discounted against Clementi proper. Tenants don't ballot for Primary 1 and don't pay for proximity they don't use; owner-occupier buyers do. That gap — strong rental demand, weak resale demand — is the entire story of these scorecards, and it has held through every vintage on the strip.

The Jurong Region Line's Pandan Reservoir station, rising across the water, is the standard counter-argument. The scorecard already prices what's confirmed: future transformation scores a moderate 5/10 for all three, with the one-north/Dover-Medway precinct over a kilometre away. A confirmed station helps Whistler Grand and Parc Riviera in West Coast Vale far more directly than this strip.

What this doesn't mean

These are not bad homes. West Coast Park across the road is a genuine daily amenity, Seahill is a well-built recent project, and a 3.9% yield on West Bay is a real number for a landlord running income math with no exit deadline. If you're buying a park-side lifestyle to live in for twenty years, the calculus is yours to make.

What the data does say: as resale investments, judged against their own same-era peers, all three have persistently underperformed — and the cause is structural, not cyclical. The contrast is two bus stops away: Hundred Trees and The Parc Condominium carry West Coast addresses too, but sit north of West Coast Road, inside the school belt and a 0.7–0.8km walk to Clementi MRT — and both hold S grades above 8.4. In this town, the line between an S and a D is about a kilometre and a half.

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Check How Your Condo Scores

Every project in this article is among the 2,369 independently scored across Singapore — each graded on seven weighted factors: secondary market performance, schools, size, MRT proximity, tenure, rental yield, and future transformation.

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Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the Resale Project Scorecard (RPS) using 126,000+ URA REALIS transactions. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.