Issue 318

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 CONTENTS FROM THE

p2 UnbiasedNew Launch Review Clement

EDITOR
Welcome to the 318th edition of the
Singapore Property Weekly.
Canopy
Hope you like it!
p11 Resale Property Transactions
Mr. Propwise
(June 19 June 23)

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 SINGAPORE PROPERTY WEEKLY Issue 318

UnbiasedNew Launch Review Clement Canopy

By KK Tong (guest contributor)

Clement Canopy, a 505-unit condominium The unit types are:

launched in late February 2017, attracted 195
buyers on its launch weekend. This
constituted sales of 78% out of the 250 units
released for sale, a number that is
considerably healthy in todays tepid market.

The 99-year leasehold condominium, located

at Clementi Avenue 1, is jointly developed by
UOL Group and Singapore Land. The plot The condo consists of two 40-storeytowers
size is140,337 square feet andTOP is with double-loading, and has a multi-storey
expected in November2020. car park with 505 parking lots.

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 SINGAPORE PROPERTY WEEKLY Issue 318
Orientation for the units is a slight North-East Facilities are spread over three levels, with
and South-West tilt. One row of North-East various pools on the firstand third levels, the
units face Clementi Avenue 1 while the row of gym on the second level, and the cookout
South-West units face the Ayer Rajah areas on the third level.
Expressway (AYE). Other units face the pool
Thoughts from Show Flat Visit
areas.The main entrance is at Clementi
Avenue 1.

Figure 2: Floor Plan of Type B2(2

Bedroom)
Figure 1: Site Plan
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 SINGAPORE PROPERTY WEEKLY Issue 318

The layout for the B2 unit is squarish and use

of space is quite efficient. The entrance
opens to the kitchen, with the living and
dining areas beyond. The bedrooms are just
off the dining area.

Figure 4: Living / Dining / Balcony Areas

The living and dining areas are fairly well

proportioned and the feel is quite spacious.
The balcony is pretty big and can be used as
Figure 3: Kitchen
a dining area.
The kitchen comes with cabinets and is
The flooring is homogenous tiles for the living
equipped with an oven and fridge, both from
areas, and timber for the bedrooms.
Smeg. A Smeg washer is also provided in the
unit.
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 SINGAPORE PROPERTY WEEKLY Issue 318

common bedroom is approximately 8.7 sq

metres and has only half windows as the
airconditioner ledge is behind the outer wall.

The bathrooms come with standard fittings,

including cabinets. The main doors come with
digital locks.Balconies, PES areas, and roof
terraces are not enclosed, but home owners
can install a pre-approved balcony screen(at
own cost).

In addition, acoustic ceilings will be installed

at balconies and private roof terraces of the
units facing the AYE. These ceilings are made
with materials that dampen noise. Units
provided with these ceilings are #7, #11, #12,
Figure 5: Master Bedroom
and #13.
The master bedroom together with the master
A shuttle service to Clementi MRT Station will
bathroom is about 16.7sq metres and can fit
be provided for two years.
a queen-sized bed with two side tables. The

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 SINGAPORE PROPERTY WEEKLY Issue 318
Figure 6: Area Map
Amenities around the area
Within walking distance, the nearest
amenities are near Clementi Peaks, just
behind Nan Hua High School. Further
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away,more extensive amenities are easily
available. Shopping and eating places are
plentiful at West Coast Plaza or Clementi
Mall. Besides these malls, there are a number
of shops and coffee shops around Clementi
Sports Hall and the Swimming Complex,
about 1 km away. More shopping options can
be found in Jurong East, a short drive away,
e.g. IMM, JCube, Jem, Westgate, and Big
Box are all located within walking distance
from each other.
Book lovers can indulge themselves at The
Clementi Public Library located on the 5th
level of Clementi Mall. Bowling enthusiasts
can knock down some pins at the West Coast
Recreation Centre.
Schools in this area include Nan Hua High,
Clementi Primary, andNew Town Secondary.
NUS High School of Maths and Science and
NUS isjust next door.
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 SINGAPORE PROPERTY WEEKLY Issue 318
The Singapore Polytechnic campus is also
within the vicinity of Clementi.Pre-schoolers
can attend Pats Schoolhouse or Kinderland
Childcare just across the AYE.
Medical facilities are readily accessible at
National University Hospital or Ng Teng Fong
Hospital in Jurong East.
Getting to other parts of Singapore is via the
Ayer Rajah Expressway. For those who do
not drive, there are two bus stops on both
sides of the Ayer Rajah Expressway (AYE),
where one can catch a bus to Jurong East or
to Clementi Central.Buses here serve the
CBD, the HarbourFront area, and even all the
way to Bedok.
Positive Aspects of the Development
1. There are a number of good educational
institutions in this area, from primary to
tertiary.
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2. The amenities in this area are pretty
comprehensive.
3. The development is 40-storeys high, so
the views will be great.
4. There are no one bedroom units, so there
is a greater likelihood that purchasers are
buying for own stay. Home owners tend to
upkeep the estate better.
5. Units facing the AYE will be unblocked,
but will have to contend with traffic noise.
6. It is about 500 metres to Clementi Woods,
a wooded retreat for nature lovers to enjoy.
Negative Aspects of the Development
1. There is a lack of amenities within
comfortable walking distance.
2. The nearest MRT Station is about 1 km
away, so this can be a deterrent for those
who do not drive.
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 SINGAPORE PROPERTY WEEKLY Issue 318
2. One side of the development faces the
AYE, so traffic noise will be constant.
However, this is mitigated as the developer is
providing acoustic ceilings for expressway-
facing units.
3. The development comes with a multi-
storey car park, which is not aesthetically
pleasing.
4. Clementi is pretty built-up, so traffic
congestion can be extremely frustrating,
especially if one travels along Commonwealth
Avenue West.
5. The ceiling height of the living area and
bedroom for most units is about 2.75m, a tad
lower than other condos.
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Some Thoughts on Units
1. Units facing the highway will have
unblocked views, but also traffic noise.
2. Units facing Clementi Avenue 1 may have
to contend with some noise from Nan Hua
High School, which is directly opposite.
3. Units #1, #2, #7, and #8 will have some
afternoon sun, and will not suit people who
have aversion to sunlight.
4. Units #2 and #3 are facing the main
entrance, so low floor units will face the glare
of car headlights and at times the horning of
impatient drivers.
If I had to choose, I would probably go for
either #09 or #10 on a mid-floor.These two
units face the lap pool, so it should not be too
noisy.
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 SINGAPORE PROPERTY WEEKLY Issue 318

Price Comparison 276 units, and The Parc Condominium, a

freehold project of 659 units.

Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Figure 7: Location of Clement Canopy and
Surrounding Areas

The location of Clement Canopy is unique in

the sense that there is no other comparable
project in the immediate vicinity. Thus, for
comparison purposes, we will be looking at
Regent Park, a 99-year leasehold project with

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 SINGAPORE PROPERTY WEEKLY Issue 318
Prices for Clement Canopy

For the two bedroom units, it is clear that

Regent Park is the most affordable, both in
quantum as well as psf prices. However, it is
much older, and as a home buyer, my
preference would be The Parc Condominium
as it is a freehold development, is
comparatively nearer to the MRT than
Clement Canopy, and psf prices are lower
compared to Clement Canopy by almost $200
psf. The unit sizes are also a comfortable 980
square foot.

For the 3 bedroom units, I would again opt for

The Parc Condominium.Although it is not as
tall as Clement Canopy, it is freehold and is
still relatively new. Its prices are a little lower
than Clement Canopy as well. Regent Park
too looks attractive, especially its quantum
price. It may suit buyers who have a smaller
budget.

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 SINGAPORE PROPERTY WEEKLY Issue 318

Non-Landed Residential Resale Property Transactions for the Week of June 19 June 23

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE RIVERSIDE PIAZZA 1,475 1,780,000 1,207 99 9 SCOTTS SQUARE 624 1,859,200 2,978 FH
2 ICON 1,173 1,620,000 1,381 99 9 SCOTTS SQUARE 635 1,887,100 2,971 FH
3 ASCENTIA SKY 1,851 2,650,000 1,431 99 9 SCOTTS SQUARE 635 1,877,300 2,956 FH
3 CENTRAL GREEN CONDOMINIUM 1,292 1,515,000 1,173 99 9 SCOTTS SQUARE 635 1,877,300 2,956 FH
3 THE ANCHORAGE 1,582 1,810,000 1,144 FH 9 SCOTTS SQUARE 635 1,862,700 2,933 FH
3 PEARL BANK APARTMENT 1,755 1,450,000 826 89 9 SCOTTS SQUARE 635 1,853,000 2,918 FH
4 REFLECTIONS AT KEPPEL BAY 1,421 2,528,888 1,780 99 9 THE PEAK @ CAIRNHILL II 840 2,450,000 2,918 FH
4 CARIBBEAN AT KEPPEL BAY 1,227 1,800,888 1,468 99 9 SCOTTS SQUARE 635 1,843,200 2,902 FH
4 THE OCEANFRONT @ SENTOSA COVE 1,776 2,430,000 1,368 99 9 SCOTTS SQUARE 635 1,843,200 2,902 FH
4 THE OCEANFRONT @ SENTOSA COVE 1,894 2,460,000 1,299 99 9 SCOTTS SQUARE 635 1,833,500 2,887 FH
5 THE VISION 1,313 1,680,000 1,279 99 9 SCOTTS SQUARE 635 1,833,500 2,887 FH
5 THE PARC CONDOMINIUM 1,302 1,540,000 1,182 FH 9 SCOTTS SQUARE 635 1,826,100 2,875 FH
5 VISTA PARK 797 700,000 879 99 9 SCOTTS SQUARE 635 1,818,800 2,864 FH
5 NORMANTON PARK 1,518 1,255,000 827 102 9 SCOTTS SQUARE 624 1,768,200 2,832 FH
5 NORMANTON PARK 1,270 1,038,000 817 99 9 SCOTTS SQUARE 624 1,761,000 2,821 FH
5 NORMANTON PARK 1,270 1,020,000 803 102 9 OUE TWIN PEAKS 1,604 4,419,040 2,755 99
7 SUNSHINE PLAZA 915 1,200,000 1,312 99 9 WATERSCAPE AT CAVENAGH 581 1,016,750 1,749 FH
8 CLYDES RESIDENCE 1,119 1,192,000 1,065 FH 9 RESIDENCES AT 338A 1,163 1,690,000 1,454 FH
9 SCOTTS SQUARE 624 2,010,100 3,220 FH 9 UE SQUARE 1,776 2,478,000 1,395 929
9 SCOTTS SQUARE 624 2,000,500 3,204 FH 10 CYAN 1,066 2,300,000 2,158 FH
9 SCOTTS SQUARE 624 1,935,900 3,101 FH 10 THE GRANGE 2,293 4,700,000 2,050 FH
9 SCOTTS SQUARE 624 1,935,900 3,101 FH 10 RV RESIDENCES 861 1,750,000 2,032 999
9 SCOTTS SQUARE 624 1,885,500 3,020 FH 10 VOLARI 2,282 4,250,000 1,862 FH
9 SCOTTS SQUARE 624 1,876,000 3,005 FH 10 ONE JERVOIS 635 1,032,000 1,625 FH

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 SINGAPORE PROPERTY WEEKLY Issue 318

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
10 THE TESSARINA 990 1,440,000 1,454 FH 15 COTE D'AZUR 1,281 1,760,000 1,374 99
10 CASABELLA 1,453 2,000,000 1,376 FH 15 PARK EAST 1,690 1,800,000 1,065 FH
10 VALLEY PARK 1,615 2,188,000 1,355 999 15 VILLA MARINA 1,087 1,060,000 975 99
10 THE LEGEND 1,453 1,760,000 1,211 FH 15 THE DOMAIN 1,464 1,388,000 948 FH
11 26 NEWTON 560 1,453,300 2,596 FH 15 THE AMERY 2,110 1,970,000 934 FH
11 26 NEWTON 474 1,210,000 2,555 FH 15 MANDARIN GARDENS 1,572 1,400,000 891 99
11 26 NEWTON 484 1,135,000 2,343 FH 16 LAGUNA GREEN 1,152 1,160,000 1,007 99
11 HILLCREST ARCADIA 1,711 1,420,000 830 99 16 THE TANAMERA 958 838,000 875 99
12 THE RIVERINE BY THE PARK 980 1,460,000 1,491 FH 16 STRATFORD COURT 915 760,000 831 99
12 BEACON HEIGHTS 893 930,000 1,041 999 17 PALM ISLES 786 755,000 961 99
12 MOONSTONE VIEW 947 945,000 998 FH 17 AVILA GARDENS 893 718,800 805 FH
14 LE CRESCENDO 915 1,080,000 1,180 FH 17 BALLOTA PARK CONDOMINIUM 1,701 1,230,000 723 FH
14 LE CRESCENDO 947 1,100,000 1,161 FH 18 DOUBLE BAY RESIDENCES 1,313 1,420,000 1,081 99
14 THE WATERINA 1,345 1,475,000 1,096 FH 18 Q BAY RESIDENCES 1,410 1,450,000 1,028 99
14 CENTRA STUDIOS 517 565,000 1,094 FH 18 WATERVIEW 1,130 1,160,000 1,026 99
14 PRIME RESIDENCE 538 575,000 1,068 FH 18 THE PALETTE 1,066 1,050,000 985 99
14 THE CHAMPAGNE 1,109 1,115,000 1,006 FH 18 LIVIA 915 836,888 915 99
14 THE SUNNY SPRING 1,044 975,000 934 FH 18 OASIS @ ELIAS 1,475 1,230,000 834 99
14 SIMSVILLE 980 830,000 847 99 18 EASTPOINT GREEN 969 788,000 813 99
14 THE ALCOVE 1,066 826,000 775 99 18 NV RESIDENCES 1,184 962,000 812 99
14 STARVILLE 2,303 1,750,000 760 FH 18 EASTPOINT GREEN 1,141 870,000 762 99
15 THE MEYERISE 883 1,736,555 1,967 FH 19 THE SCALA 484 730,000 1,507 99
15 THE SEAFRONT ON MEYER 1,604 2,450,000 1,528 FH 19 WEMBLY RESIDENCES 904 1,070,000 1,183 FH
15 THE SEA VIEW 1,518 2,300,000 1,515 FH 19 WEMBLY RESIDENCES 904 970,000 1,073 FH
15 AALTO 2,024 3,050,000 1,507 FH 19 FONTAINE PARRY 1,001 1,025,000 1,024 999
15 SILVERSEA 1,485 2,200,000 1,481 99 19 THE MINTON 936 950,000 1,014 99
15 ONE EIGHTIES RESIDENCES 614 870,000 1,418 FH 19 TERRASSE 1,819 1,638,000 900 99

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 SINGAPORE PROPERTY WEEKLY Issue 318
Postal Area Transacted Price
Project Name Tenure
District (sqft) Price ($) ($ psf)
19 REGENTVILLE 980 720,000 735 99
20 CLOVER BY THE PARK 1,292 1,638,000 1,268 99
20 BRADDELL VIEW 1,453 1,200,000 826 102
20 BRADDELL VIEW 1,453 1,150,000 791 102
20 BRADDELL VIEW 1,615 1,270,000 787 102
20 LAKEVIEW ESTATE 1,615 1,200,800 744 99
20 BRADDELL VIEW 1,615 1,175,000 728 103
21 THE CASCADIA 570 960,000 1,683 FH
21 JARDIN 1,206 1,970,000 1,634 FH
21 THE CASCADIA 883 1,290,000 1,462 FH
21 THE HILLFORD 398 490,000 1,230 60
21 THE BEVERLY 1,518 1,738,888 1,146 FH
21 SPRINGDALE CONDOMINIUM 1,130 1,080,000 956 999
22 CASPIAN 463 630,000 1,361 99
22 LAKEHOLMZ 1,270 1,150,000 905 99
23 HILLSTA 570 630,000 1,104 99
23 THE DAIRY FARM 1,948 2,130,000 1,093 FH
23 DAIRY FARM ESTATE 1,281 1,360,000 1,062 FH
23 HILLVIEW HEIGHTS 1,216 1,180,000 970 FH
23 HILLVIEW PARK 1,324 1,250,000 944 FH
23 CASHEW PARK CONDOMINIUM 1,475 1,320,000 895 999
23 HILLBROOKS 1,066 945,000 887 FH
23 MONTROSA 1,206 950,000 788 999
23 HILLVIEW REGENCY 1,195 888,000 743 99
25 WOODHAVEN 592 605,000 1,022 99
27 EUPHONY GARDENS 1,453 970,000 668 99
NOTE: This data only covers non-landed residential resale property
transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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