These Are Our Top 5 Condos in Clementi & West Coast

Clementi and West Coast are where buyers in the west go when they want a serious school catchment, a short hop to the National University of Singapore and one-north, and an MRT that runs straight into town. District 5 delivers all of it: the Nan Hua–Qifa primary-school belt, NUS High and NUS up the road, and Clementi on the East-West Line. We've already mapped the three projects here we won't recommend. This is the other end of the same table — so we did what the Resale Project Scorecard (RPS) is built for: ranked every resale condo in the district on the same evidence, and let the data pick the top five.

The RPS scores each project from 126,000-plus URA REALIS transactions across seven weighted factors — secondary-market strength, primary-school catchment, project size, MRT access, tenure, rental yield, and future-transformation upside — each marked out of 10, rolled into one score and a letter grade from S to D. Methodology published, no spin. District 5 grades well: of its 91 ranked projects, 12 earn the top S grade. The five that score highest are all S — and they share a clear signature.

1. Whistler Grand — 8.69, grade S

Whistler Grand tops not just the district but most of the west, and it does it on the rarest combination in the scorecard: top-decile capital growth and top-decile income. The RPS logs appreciation of +5.24% a year — the top 7% of its 2022 cohort — alongside an exceptional 5.13% rental yield, the best of the five and a number almost no central project can touch. At 716 units on a 99-year lease with roughly 91 years left, it sits in the liquidity sweet spot. The one real soft mark is transport: at 1.36km from Clementi MRT, it's a bus-or-car project rather than a walk-in one — though the future Pandan Reservoir interchange on the Jurong Region Line, 0.64km away, is the closest forward catalyst on this list. For a buyer who can live with the walk, the returns profile is the strongest in the district.

2. Parc Clematis — 8.54, grade S

Parc Clematis is the all-rounder, and the scorecard struggles to find a weakness. It posts the best appreciation on the list — +5.67% a year, the top 6% of its 2023 cohort — pairs it with a strong 4.28% yield, and anchors the best school profile here: four primary schools within 1km, with Nan Hua Primary just 0.12km from the gate. Clementi MRT is a 0.68km walk. The only thing the RPS marks down is scale, and only as a double-edge: at 1,468 units it's a large development with deep liquidity and full facilities, but also more intra-project resale competition than a boutique block. For a family buying the catchment, this is the most complete profile on the list.

3. Hundred Trees — 8.51, grade S

Hundred Trees is the tenure play. It's effectively freehold — a 999-year lease the RPS treats as freehold from a valuation standpoint — which removes the lease-decay question entirely, and it still scores at the top on the things D5 buyers care about. The scorecard logs four primary schools within 1km (Qifa Primary at 0.28km) and exceptional appreciation of +3.21% a year, the top 8% of its 2013 cohort, on a 396-unit project with an active resale market and a 0.79km walk to Clementi MRT. The trade-off is income: at 3.28% the yield is only above-average, not exceptional. For a buyer who wants near-freehold land in the school belt and is buying to hold, that's a fair price.

4. The Parc Condo — 8.44, grade S

The Parc Condo is the freehold-and-scale pick. It's the only true freehold project in the top five, and at 659 units it sits in the same liquidity sweet spot as Whistler Grand, developed by Kheng Leong. The scorecard logs four primary schools within 1km (Clementi Primary at 0.46km), top-quartile appreciation for its vintage (+3.62% a year, 87th percentile of its 2010 cohort), and a 0.73km walk to Clementi MRT. The honest weakness the RPS flags is total returns: at 2.94% the yield is below average, the softest income figure on the list. This is a buy for someone who wants freehold land and scale in the catchment, and isn't relying on the rent to carry it.

5. The Trilinq — 8.43, grade S

The Trilinq is the transport pick, and it has the best doorstep on the list. The scorecard logs a 0.49km walk to Clementi MRT — the shortest of the five — and the tightest school cluster anywhere in the district: four primaries within 1km, with Nan Hua Primary a remarkable 0.06km away, essentially next door. It pairs that with a strong 3.77% yield across 755 units on a 99-year lease (about 85 years left), developed by GuocoLand. Appreciation is the most modest of the five (+2.80% a year, 72nd percentile of its 2017 cohort) — solid rather than spectacular — but for a buyer who prioritises walk-to-train convenience and the exact school catchment, it's the most practical entry on the list.

What they share — and what to watch

Run the five side by side and the district's signature comes through.

One thing binds the list above everything else: schools. Every project here scores 9 or 10 on the primary-school catchment, clustered around Nan Hua and Qifa, with NUS High and NUS framing the district. That is the engine of District 5, and it is what the resale market keeps paying for — the appreciation scores follow the catchment, with four of the five posting top-quartile-or-better capital growth for their vintage.

The trade-offs split rather than repeat, which is what makes this a genuine choice rather than a ranking. Tenure is mixed — unusually for a strong district, you can buy 99-year (Whistler Grand, Parc Clematis, The Trilinq), 999-year (Hundred Trees), or pure freehold (The Parc Condo) inside the same top five. Income and transport pull against each other: the high-yield projects sit further from the MRT (Whistler Grand at 5.13% but a 1.36km walk), while the freehold and near-freehold blocks closer in trade income away (The Parc at 2.94%). And future-transformation upside is moderate across the board — the Jurong Region Line's Pandan Reservoir interchange is the nearest catalyst for several, but the district is already built out and well-served, so the RPS finds no large CRL-style uplift waiting.

For a buyer who wants the next tier, two more S-grades are worth a look: Carabelle (8.05, S) posts the district's most exceptional long-run appreciation — +4.98% a year, the top 2% of its 2009 cohort — on a 999-year lease, at the cost of a weaker 1.04km MRT walk and a sub-3% yield; while Twin Vew (7.99, S) offers a 4.46% yield on a newer 99-year, 520-unit project, again with a longer 1.55km walk to the train.

The decision inside this list isn't "which is best" — all five are S-grade and separated by a quarter of a point — but which trade-off you're buying. Growth and income with a walk to the MRT (Whistler Grand), the complete all-rounder (Parc Clematis), near-freehold land in the catchment (Hundred Trees), pure freehold and scale (The Parc Condo), or the shortest walk to the train and the school gate (The Trilinq). Price the tenure, the specific school you need, and the yield you can live with against your own horizon — and let the scorecard, not the showflat, frame the shortlist.

See the full ranking and every project's scorecard at tribesg.com/rps.

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Sources: TRIBE Resale Project Scorecard (126,000+ URA REALIS transactions; scores and reasons as at June 2026). Scores and grades are model outputs, not investment advice.

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.