District 21 Clementi Park Property: Green OCR Guide 2026
District 21 Clementi Park: Warren, King Albert Park, landed adjacency, green enclave OCR PSF S$2,100-S$2,400, yields 2.8-3.6%, vs Upper BT hub.
By Invest Singapore Editorial · Updated June 19, 2026 · 16 min read
Quick answer: District 21 Clementi Park is upper OCR green enclave Singapore focused on Clementi Park residential belt, Warren family corridor, King Albert Park MRT fringe on the D10 boundary, and landed adjacency premium pockets. Blended PSF runs S$2,100 to S$2,400 with gross yields of 2.8 to 3.6% on family layouts. The sub-area delivers nature-fringe lifestyle and school-belt tenancy at meaningful discount to District 10 CCR without Hillview or Beauty World DTL corridor dominating every address. For Hillview, Beauty World, Dairy Farm, and full D21 DTL overview, read the District 21 Upper Bukit Timah property guide. For RCR NUS interchange context, read the District 5 Clementi property guide.
Why District 21 Clementi Park earns a dedicated investment lens
District 21 marketing frequently collapses Clementi Park, Hillview, Beauty World, and Downtown Line corridor nodes into a single west-side green narrative. That framing misprices Clementi Park addresses because the Clementi Park sub-area serves a distinct buyer profile: family owner-occupiers who prioritise landed adjacency character, green enclave streetscape, and school belt proximity without requiring Beauty World mixed-use activation or Hillview DTL commuter tenant depth as the primary demand driver.
Singapore’s property market zones into three tiers: CCR near S$3,208 psf, RCR near S$2,695 psf, and OCR near S$2,154 psf as of mid-2026 according to PropertyNet market data. Clementi Park sits in the upper OCR band pressing toward RCR fringe multiples because landed adjacency, green buffer, and King Albert Park DTL fringe access sustain PSF above pure heartland OCR averages. Warren and Clementi Park enclave stock at S$2,100 to S$2,250 psf offers modest yield advantage over King Albert Park fringe at S$2,200 to S$2,400 psf where D10 cross-shopping elevates entry prices.
The investment thesis for Clementi Park rests on green enclave scarcity, landed adjacency premium, King Albert Park transport fringe, and family tenant depth from school belt proximity. Hillview low-density character, Beauty World mixed-use pipeline, and DTL station walk premium affect other D21 addresses but are not the spine of this sub-area guide. For comprehensive D21 coverage including DTL corridor depth, read the District 21 Upper Bukit Timah property guide.
Location and geography: Clementi Park, Warren, and King Albert Park
District 21 Clementi Park occupies the south-western green pocket of D21 bounded roughly by Clementi Park Road and the landed enclave belt to the east, the District 5 Clementi boundary to the south, the District 10 Bukit Timah fringe to the north, and the Upper Bukit Timah Road corridor toward Hillview to the west. The investable Clementi Park corridor splits into micro-markets that share a URA district number but trade at different PSF bands.
| Micro-market | Character | Typical PSF (S$) | Primary demand source |
|---|---|---|---|
| Clementi Park enclave | Green low-density, landed buffer | 2,100 to 2,250 | Family owner-occupiers, long hold |
| Warren residential belt | Mid-rise family stock | 2,100 to 2,300 | HDB upgraders, school families |
| King Albert Park fringe | D10/D21 boundary, DTL access | 2,200 to 2,400 | CCR cross-shop, DTL commuters |
| Landed adjacency pockets | Cluster and low-rise near landed | 2,150 to 2,350 | Premium family, limited supply |
Clementi Park enclave is defined by Clementi Park Road, the surrounding landed housing belt, and condo projects that market green buffer and low-rise character as primary selling points. Supply is constrained by landed zoning adjacency and mature tree canopy, limiting high-rise pipeline relative to Beauty World or Hillview corridors. This supply constraint supports resale liquidity to family buyers who cross-shop District 5 Clementi interchange stock and District 10 CCR addresses at higher PSF.
Warren is the adjacent family residential belt connecting Clementi Park to King Albert Park transport node. Warren stock includes 1990s to 2010s mid-rise condos popular with HDB upgraders from Clementi and Bukit Timah fringe public estates who want private family layouts without crossing into D10 CCR ticket sizes. Warren PSF typically tracks 3 to 8% below King Albert Park fringe on comparable building age because DTL walk time adds five to ten minutes on many stacks.
King Albert Park MRT (DTL) sits on the District 10 and District 21 boundary, creating shared transport access where D21 projects within short walk or bus distance capture DTL connectivity at OCR PSF levels. Investors frequently compare King Albert Park fringe D21 stock against D10 Bukit Timah CCR at S$3,208 psf average and find 30 to 35% entry discount with comparable DTL commute to one-north and CBD nodes via transfer at Buona Vista or direct DTL southbound services.
For zone framework context, read the CCR vs RCR vs OCR guide.
Property market snapshot: Clementi Park pricing in 2026
The Clementi Park private property market in 2026 is characterised by steady family resale liquidity, limited new launch supply within the green enclave, and moderate transaction volumes compared with Beauty World new launch corridor or District 5 Clementi interchange core. Caveated transaction volumes across the Clementi Park private segment run approximately 30 to 55 per quarter in early 2026, reflecting constrained stock count relative to broader D21 geography.
| Sub-area | Property type | Typical PSF range (S$) | Typical entry price (S$) |
|---|---|---|---|
| Clementi Park enclave | 1990s to 2010s family | 2,100 to 2,250 | 1.3M to 1.6M for 3BR approx 1,100 sq ft |
| Warren belt | Mixed mid-rise family | 2,100 to 2,300 | 1.15M to 1.45M for 2BR approx 800 sq ft |
| King Albert Park fringe | DTL walk premium | 2,200 to 2,400 | 1.4M to 1.75M for 3BR approx 1,050 sq ft |
| Landed adjacency selective | Low-rise premium | 2,150 to 2,350 | 1.35M to 1.7M for 3BR approx 1,000 sq ft |
Clementi Park enclave three-bedroom stock represents the most stable family resale segment in the sub-area. Units at 1,000 to 1,200 sq ft trade from S$2,100 to S$2,250 psf in 2026, supported by owner-occupier demand from families who value green streetscape and landed buffer over interchange walk convenience. At these prices, gross yields compress to 2.8 to 3.2% on three-bedroom units renting at S$4,800 to S$5,400 per month, consistent with premium OCR family stock where lifestyle premium offsets yield percentage.
Warren belt two-bedroom stock offers the sub-area’s moderate yield-to-entry balance. At S$1.2M entry and S$4,100 per month gross rent on a two-bedroom, gross yield runs approximately 3.3 to 3.6%. Warren suits investors who want Clementi Park geography without paying full King Albert Park DTL fringe premium on every stack.
Landed adjacency premium and supply constraint
Clementi Park Road and adjacent landed belts create a supply constraint that distinguishes the sub-area from Hillview or Beauty World corridors where higher-density mixed-use pipeline is active. Landed zoning adjacency limits plot ratio on neighbouring condo sites, reduces tower count, and sustains low-rise character that family owner-occupiers pay PSF premium to access.
| Factor | Clementi Park landed adjacency | Pure OCR heartland |
|---|---|---|
| Supply pipeline | Constrained by landed buffer | Higher BTO and condo infill |
| Streetscape | Low-rise, green canopy | High-rise town density |
| Buyer pool | Family cross-shop D5 and D10 | Upgrader and yield mixed |
| Typical gross yield | 2.8 to 3.4% | 3.2 to 4.0% |
| Resale liquidity driver | Owner-occupier floor | Upgrader and investor mixed |
The landed adjacency premium typically adds 5 to 12% to PSF versus comparable building age in Warren without direct landed buffer. Investors who underwrite on yield percentage alone may find landed-adjacent stacks expensive on gross maths but discover stronger void resistance during market softness because owner-occupier floor depth limits forced investor selling relative to pure investor-weighted OCR towers.
Landed property itself remains restricted to Singapore citizens and PRs with HDB approval. Condo investors cannot purchase adjacent landed stock but benefit from landed enclave character as a neighbourhood amenity that supports condo resale pricing. Foreign buyers face 60% ABSD on condo acquisition and cannot access landed as an alternative within the same enclave.
King Albert Park fringe and D10 cross-shopping dynamics
King Albert Park MRT on the Downtown Line creates a pricing reference point where D21 Clementi Park fringe projects compete directly with D10 Bukit Timah CCR addresses for DTL commuter tenants and family upgraders. D10 CCR averages near S$3,208 psf in 2026. King Albert Park fringe D21 stock at S$2,200 to S$2,400 psf offers 25 to 35% entry discount with comparable DTL access to professional nodes toward Bugis, Chinatown, and the CBD fringe via line transfers.
Professional tenants working at one-north, Fusionopolis, or Buona Vista frequently rent two-bedroom units in King Albert Park fringe D21 corridor at S$4,200 to S$4,800 per month rather than paying S$5,200 to S$6,000 for comparable D10 space nearer Bukit Timah Road prestige addresses. This spillover supports above-average tenancy lengths on well-maintained two-bedroom stock, typically 18 to 24 month leases, though the tenant pool is smaller than Beauty World DTL walk corridor covered in the Upper Bukit Timah hub.
Investors must verify URA district on the Option to Purchase. A project marketed as Clementi Park may fall in D10 or D21 depending on exact plot boundary. Zone classification affects buyer psychology, ABSD framing in broker conversations, and cross-shop comparables more than legal restriction on foreign purchase, but financing sentiment and resale marketing frequently reference CCR versus OCR labels.
For CCR prestige comparison and embassy-adjacent tenant quality benchmarks, read the District 10 Bukit Timah property guide. For RCR interchange and NUS spillover depth, read the District 5 Clementi property guide.
HDB upgrader pipeline: Clementi and Bukit Timah fringe demand
The HDB upgrader pipeline supports Clementi Park resale liquidity from adjacent public estates in Clementi, Bukit Timah fringe, and Dover corridors. Five-room flats in premium Clementi blocks have transacted at S$850,000 to S$1.1M in recent resale cycles, producing net equity of S$200,000 to S$450,000 after CPF accrual and HDB loan settlement. This profile supports private condo purchase in the S$1.2M to S$1.8M range on Warren and Clementi Park enclave three-bedroom stock.
The upgrader preference zone for Clementi HDB owners frequently includes Clementi Park over District 5 private resale nearer interchange because green enclave character, landed adjacency, and school belt proximity align with family life-stage priorities. Upgraders who prioritise NUS proximity or Clementi MRT walk may choose D5 instead; upgraders who prioritise green streetscape and low-rise character choose Clementi Park in D21.
Warren belt captures upgraders who cannot justify King Albert Park fringe PSF premium but want D21 green geography at S$2,100 to S$2,300 psf. The Warren upgrade path from Clementi HDB is one of the active micro-corridors in west Singapore private property, supporting two-bedroom and three-bedroom transaction volumes.
For HDB to private financial mechanics including CPF accrued interest and stamp duty sequencing, read the HDB upgrader to private condo guide.
Rental market and yield analysis
District 21 Clementi Park generates rental demand from four overlapping cohorts: family tenants near school belt institutions, DTL commuters from King Albert Park fringe, HDB upgrader interim renters between flat sale and private completion, and owner-occupier cross-border tenants from multinational employers in one-north and Buona Vista corridors.
| Sub-area | Zone | Median rent psf (S$) | Gross yield range | Typical entry PSF (S$) |
|---|---|---|---|---|
| D21 Clementi Park enclave | OCR upper | 4.80 to 5.20 | 2.8 to 3.2% | 2,100 to 2,250 |
| D21 Warren belt | OCR upper | 4.90 to 5.25 | 3.0 to 3.6% | 2,100 to 2,300 |
| D21 King Albert Park fringe | OCR to RCR fringe | 4.85 to 5.30 | 2.8 to 3.4% | 2,200 to 2,400 |
| D10 Bukit Timah CCR | CCR | 5.50 to 6.20 | 1.5 to 2.5% | 2,800 to 3,400 |
| D5 Clementi interchange | RCR | 5.10 to 5.50 | 2.8 to 3.5% | 2,200 to 2,600 |
Two-bedroom Warren units at approximately 800 sq ft rent from S$3,800 to S$4,400 per month, producing gross yields of 3.2 to 3.6% on the S$1.15M to S$1.35M entry range. Three-bedroom Clementi Park enclave units at 1,050 to 1,200 sq ft rent at S$4,800 to S$5,600 per month, generating gross yields of 2.8 to 3.4% on entry prices of S$1.5M to S$1.9M.
Clementi Park yields sit below pure heartland OCR yield pockets because green enclave and landed adjacency premium compress gross percentage while supporting capital stability. Investors seeking 3.8% gross or above typically look to Warren discount stacks below S$2,100 psf or cross-read heartland OCR guides rather than premium Clementi Park enclave three-bedroom stock.
For net yield formulas and void modelling, see the Singapore rental yield guide.
District 21 Clementi Park versus Upper Bukit Timah hub: anti-cannibalization map
Investors frequently conflate Clementi Park and Upper Bukit Timah because both fall under URA District 21. The investment intents diverge. The Upper Bukit Timah hub covers Hillview, Dairy Farm, Beauty World, Cashew, and DTL corridor depth. This Clementi Park guide covers green enclave, Warren, King Albert Park fringe, and landed adjacency only.
| Factor | D21 Clementi Park (this guide) | D21 Upper Bukit Timah hub |
|---|---|---|
| Primary geography | Clementi Park, Warren, KAP fringe | Hillview, Beauty World, Dairy Farm, DTL |
| Primary thesis | Green enclave, landed adjacency, school belt | DTL commuter, nature reserve fringe |
| Typical PSF (S$) | 2,100 to 2,400 | 2,100 to 2,450 blended |
| Gross yield range | 2.8 to 3.6% | 2.8 to 3.8% blended |
| Transport anchor | King Albert Park DTL fringe | Beauty World, Hillview, Cashew DTL |
| Tenant depth | Family, school belt, KAP spillover | DTL professional, NUS spillover |
For Hillview low-density character, Beauty World mixed-use pipeline, and DTL station walk premium analysis, read the District 21 Upper Bukit Timah property guide. For Clementi Park green enclave, Warren family belt, and landed adjacency premium, remain on this guide.
Buyer scenarios for District 21 Clementi Park investors
Scenario A: Three-bedroom Clementi Park enclave, citizen first property, family hold
Profile: Singapore citizen, first and only property, prioritising green enclave owner-occupier hold with school belt proximity and long horizon capital preservation.
Assumptions: three-bedroom unit at approximately 1,100 sq ft in a 2000s Clementi Park stack with landed buffer facing; purchase price approximately S$2.42M at S$2,200 psf; no ABSD as first citizen purchase; Buyer Stamp Duty approximately S$69,600; owner-occupied, no rental income during hold.
Gross yield if leased at S$5,200 per month would be approximately 2.6%, below typical investor threshold. First-property family hold thesis relies on capital stability, green enclave scarcity, and resale liquidity to D5 and D10 cross-shoppers at exit rather than income return. At 1.5% annual capital appreciation, the unit reaches approximately S$2.61M at year five.
Scenario B: Two-bedroom Warren belt, citizen second property, balanced hold
Profile: Singapore citizen, one existing property, targeting Warren two-bedroom with moderate yield and family tenant depth on seven year hold.
Assumptions: two-bedroom unit at approximately 800 sq ft in a 2005-era leasehold stack; purchase price approximately S$1.28M at S$1,600 psf with approximately 75 years remaining lease; ABSD at 20% for citizen second property equals S$256,000; Buyer Stamp Duty approximately S$36,600; monthly rent S$4,200 based on Warren comparables.
Gross yield on purchase price: approximately 3.9% before ABSD amortisation. After amortising ABSD across a seven-year hold, effective yield on total committed capital drops toward 3.0 to 3.3%. Remaining lease of 75 years retains full financing access through hold period. Primary risk is interest rate exposure on leveraged positions compressing net yield toward 2.5% after debt service.
Scenario C: Three-bedroom King Albert Park fringe, PR first property, DTL commuter rental
Profile: Singapore PR, first property in Singapore, targeting DTL commuter tenants on 18 to 24 month leases with King Albert Park walk access.
Assumptions: three-bedroom unit at approximately 1,050 sq ft within 600 metres of King Albert Park MRT; purchase price approximately S$2.42M at S$2,305 psf; no ABSD as first PR property; Buyer Stamp Duty approximately S$69,600; monthly rent S$5,400 based on DTL commuter family comparables.
Gross yield on purchase price: approximately 2.7%. PR first-property structure avoids ABSD entirely. DTL commuter tenant cohort supports tenancy length and reduces void risk relative to bus-only OCR stock. Capital appreciation thesis depends on D10 cross-shop demand sustaining KAP fringe PSF premium rather than yield percentage.
Key risks for District 21 Clementi Park investors
Green enclave premium compresses gross yield. Clementi Park and landed adjacency stacks at S$2,200 psf or above frequently deliver gross yields of 2.8 to 3.2% on three-bedroom family layouts. Investors who underwrite on heartland OCR yield benchmarks of 3.5 to 4.0% will find Clementi Park expensive on strict income maths unless purchase PSF sits below S$2,100 on Warren discount stock.
King Albert Park boundary confusion with D10 CCR. Projects marketed as Clementi Park may sit in D10 or D21 depending on plot boundary. Misclassification in investor underwriting can produce wrong cross-shop comparables against OCR heartland when the address competes with D10 CCR stock at S$3,000 psf or above.
Limited DTL walk on Clementi Park enclave core. Clementi Park enclave addresses away from King Albert Park fringe rely on bus connections to DTL and EWL nodes, limiting professional commuter tenant depth relative to Beauty World DTL walk corridor in the Upper Bukit Timah hub. Do not underwrite Clementi Park enclave on DTL commuter narrative without verifying walk or bus time.
Confusion with Upper Bukit Timah hub DTL marketing. District 21 materials frequently cite Beauty World and Hillview DTL when presenting Clementi Park addresses. Clementi Park investors who underwrite on Hillview tenant spillover without verifying sub-area geography may overestimate rental demand on Warren stacks far from DTL walk radius.
ABSD remains dominant for non-first buyers. Before any Option to Purchase decision, run ABSD break-even under conservative appreciation assumptions using the Singapore property investment guide.
Frequently Asked Questions
The Clementi Park sub-area of District 21 tracks upper OCR to RCR fringe pricing from S$2,100 to S$2,400 psf in mid-2026. Warren and Clementi Park green enclave resale trades from S$2,100 to S$2,250 psf on older leasehold stacks. King Albert Park MRT fringe on the D10 and D21 boundary reaches S$2,200 to S$2,400 psf on well-maintained family stock. Landed adjacency pockets near Clementi Park Road carry premium PSF on selective low-rise condo and cluster housing relative to pure heartland OCR averages near S$2,154 psf.
Clementi Park and Upper Bukit Timah share URA District 21 but serve different investment intents. Clementi Park focuses on green enclave family character, Warren residential belt, King Albert Park fringe, and landed adjacency without Hillview or Beauty World DTL corridor narrative. Upper Bukit Timah hub covers Hillview, Dairy Farm, Beauty World, and DTL station depth. Clementi Park PSF runs S$2,100 to S$2,400 with gross yields of 2.8 to 3.6%. Upper Bukit Timah blended PSF runs S$2,100 to S$2,450 with similar yield bands but stronger DTL commuter tenant pools.
Gross rental yields in the Clementi Park corridor range from 2.8 to 3.6% as of mid-2026. Two-bedroom units in Warren and Clementi Park enclave at S$1.1M to S$1.35M entry rent at S$3,800 to S$4,400 per month, producing gross yields near 3.2 to 3.6%. Three-bedroom family units near King Albert Park at S$1.6M to S$2.0M rent at S$5,000 to S$5,800 per month, yielding 2.8 to 3.4% gross. Net yield after management fees, MCST levies, and void periods typically runs 0.3 to 0.6 percentage points below gross.
King Albert Park MRT (DTL) sits on the District 10 and District 21 boundary, creating a shared transport node where D21 projects market against D10 CCR entry PSF while delivering OCR price levels. Clementi Park and Warren addresses within short bus or walk distance of King Albert Park capture DTL connectivity without paying full D10 Bukit Timah CCR premium near S$3,208 psf. Investors should verify URA district classification on the OTP because D10 and D21 carry different zone framing in financing and buyer psychology.
Clementi Park Road and adjacent landed belts create low-density character that limits high-rise supply and sustains family owner-occupier demand. Condo projects near landed enclaves frequently trade 5 to 12% above comparable OCR heartland PSF because tenant and buyer pools value quieter streetscape, school belt proximity, and green buffer from major arterial roads. The premium compresses gross yield toward 2.8 to 3.2% on premium stacks but supports resale liquidity to family upgraders cross-shopping District 5 Clementi and District 10 Bukit Timah.
District 5 Clementi is RCR geography anchored by Clementi MRT interchange, NUS spillover, and regional centre retail depth at PSF from S$2,200 to S$2,600. Clementi Park in D21 is OCR green enclave at S$2,100 to S$2,400 psf with stronger landed adjacency character and weaker interchange walk convenience. D5 suits NUS-linked tenant depth and RCR resale liquidity. Clementi Park suits family owner-occupiers and long-hold landlords prioritising green enclave lifestyle at OCR entry discount versus D5 interchange premium.
Foreigners can purchase private condominiums in the Clementi Park corridor without restriction on property type but face the 60% Additional Buyer Stamp Duty on all Singapore residential purchases by foreign individuals. Landed property near Clementi Park landed enclaves remains restricted to Singapore citizens and PRs with HDB approval. At 60% ABSD, foreign individual acquisition requires substantial capital appreciation over a long hold to produce positive real returns on Clementi Park family stock.
Hillview, Dairy Farm, Beauty World, Cashew, and Downtown Line corridor depth are covered in the District 21 Upper Bukit Timah property hub guide. This Clementi Park guide focuses exclusively on Clementi Park green enclave, Warren residential belt, King Albert Park fringe, and landed adjacency. Investors evaluating DTL commuter tenant pools on Hillview or Beauty World should cross-read the Upper Bukit Timah hub before underwriting Clementi Park addresses on DTL narrative alone.
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