Clementi NorthArc Review: New flats a 14-minute walk from Clementi MRT

Clementi NorthArc is a HDB housing project launched in the February 2017 BTO launch. It is located on Clementi Avenue 6, near Sungei Ulu Pandan and the Ulu Pandan Park Connector.

The Clementi NorthArc BTO project received its Temporary Occupation Permit (TOP) in 2023, after a long delay due to COVID-19. The owners, who are currently serving their five-year Minimum Occupation Period (MOP), will be able to sell their flats from 2028 onwards.

As we wait for the first Clementi NorthArc BTO flats to appear on the resale market, let’s see if this is a worthwhile project to buy a flat in.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Clementi NorthArc Price

At the February 2017 BTO launch, the Clementi NorthArc price list looked like this: $293,000 to $344,000 for 3-room flats, $432,000 to $550,000 for 4-room flats, $571,000 to $694,000 for 5-room flats and $549,000 to $709,000 for 3Gen flats.

The high prices aren’t surprising, since Clementi was at the time classified by the HDB as a mature estate. Mature estates tend to attract lots of applicants because of their good selection of amenities and their established character.

Today, Clementi has turned into a premium neighbourhood that commands million-dollar resale prices. There are no Clementi NorthArc resale flats yet, so let’s look at nearby flats to see what kinds of prices sellers are asking for.

Elsewhere on Clementi Avenue 6, 4-room flats at Block 208A and 208B, an eight-minute walk from Clementi MRT station, are being put up for sale on PropertyGuru for $845,000 to $950,000. These flats received their TOP in 2016 and are thus about seven years older than Clementi NorthArc. Despite their older age, they are still commanding significantly higher resale prices than Clementi NorthArc’s BTO prices.

In general, resale prices in Clementi have risen steadily over the years. While there are no big developments in the works except for the upgrading of Clementi Stadium, I think Clementi’s enduring popularity could make it a good area to invest in. In addition, Clementi NorthArc has the advantage of a 5-year MOP, while future flats in the area might be classified as Plus flats and come with a more onerous 10-year MOP.

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Clementi NorthArc Site Plan

You can find the Clementi NorthArc site plan here. The site plan shows where the residential blocks and shared amenities are located within the estate. Other than a supermarket, shops and an eating house, residents will also enjoy the use of fitness stations, children’s playgrounds, rooftop gardens and landscape decks, community living rooms and a residents’ network centre.

We can also see that the flats are located next to Sungei Ulu Pandan and the Ulu Pandan Park Connector, with some blocks enjoying unblocked waterfront views.

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Clementi NorthArc Location

Clementi NorthArc is located on Clementi Avenue 6, facing the Sungei Ulu Pandan and the Ulu Pandan Park Connector, offering some units unblocked views of the river. This stretch of the park connector runs along the waterfront and is highly scenic.

The BTO project is approximately a 14-minute walk from Clementi MRT station. Clementi MRT station connects to the area’s main mall, Clementi Mall, which houses a supermarket and the Clementi Public Library. The Clementi Central area surrounding the MRT station is packed with other amenities, including Grantral Mall @ Clementi, 321 Clementi, Clementi 448 Market and Food Centre, with its many popular stalls, and COURTS Clementi.

There are many sporting amenities located nearby, including Clementi Sports Hall, Clementi Swimming Complex and Clementi Stadium, all located within a 20- to 30-minute walk or a short bus ride. The latter is undergoing redevelopment and will house baseball and softball fields, as well as other sporting facilities open to the public by 2030.

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Another of Clementi’s advantages is that it offers access to many good schools. For starters, there are several primary schools located within 1 km, namely Clementi Primary School, SAP school Nan Hua Primary School and Pei Tong Primary School. Other nearby schools include Clementi Town Secondary School, New Town Secondary School, School of Science & Technology and Singapore Polytechnic.

Overall, I think this is an attractive, well-rounded location close to most of the things residents value: eateries, shopping, entertainment, the library, sports amenities, cycling paths and scenic waterfront views. The only thing I don’t like so much is that the MRT station is a 14-minute walk away. While it’s definitely still within walking distance, it does add quite a bit to commuting time.

Geomancers seem to think that the Clementi NorthArc feng shui is auspicious, especially for those flats located on the north side of the project, along the Sungei Ulu Pandan waterfront.

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Clementi NorthArc Floor Plan

You can find the Clementi NorthArc floor plan here. You can also take a Clementi NorthArc virtual tour on the same site.

Clementi NorthArc consists of 3-room, 4-room, 5-room and 3Gen flats.

3-Room Floor Plan

The 3-room flats measure 68sqm, including air con ledge. This is a fairly typical layout, with the two bedrooms lined up side-by-side and accessible via a corridor from the living/dining area. Just note that due to the positioning of the household shelter, you cannot opt for an open plan kitchen.

4-Room Floor Plan

The 4-room flats measure 93 sqm, inclusive of air con ledge. There are two main layout types which are quite similar, except for the position of the household shelter. Both are fairly typical layouts placing the three bedrooms side-by-side, followed by an L-shaped living/dining area. There is the option of having an open concept kitchen or closing the kitchen off with partition walls.

5-Room Floor Plan

The 5-room flats measure 113 sqm, inclusive of air con ledge. There are three main layout types, all of which are quite similar and line up the three bedrooms in a row, followed by the living/dining area, which is big enough to also accommodate a study or home office. There is the option of an open and closed kitchen.

3Gen Floor Plan

The 3Gen flats measure 123 sqm, inclusive of air con ledge, and contain four bedrooms and three bathrooms. Three of the bedrooms, including the master bedroom, are lined up in a row, while a fourth bedroom with an en suite bathroom is separated from the others by the living/dining area.

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Clementi NorthArc Rent Price

There are no Clementi NorthArc flats for rent yet, so let’s look elsewhere in the neighbourhood to get an idea of rents in the area.

At nearby 208A Clementi Avenue 6, the going price for 4-room flats on PropertyGuru is $4,800 a month. This could potentially offer a good rental yield based on current resale prices, but we can’t know what the actual rental yield will be like until Clementi NorthArc’s first owners fulfil their MOP.

Based on current rents, I would say that Clementi NorthArc has potential as a rental property, with possible tenants being staff and students at nearby NUS, those working at the One-north tech hub and business park, and families with children attending schools in the neighbourhood or in the nearby Bukit Timah or Dover area.

Clementi NorthArc Review

Clementi is now a pricey neighbourhood to live in, exacerbated by the fact that there have been so few Clementi BTO projects over the past 15 years.

Clementi NorthArc is located reasonably near many of the area’s key amenities, including the shopping, dining and recreational amenities at Clementi Central, as well as the neighbourhood’s key sporting amenities. To top it all off, it is within walking distance of numerous schools and located right next door to the scenic Sungei Ulu Pandan and Ulu Pandan Park Connector, offering some units waterfront views.

To me, the location’s main flaw is that Clementi MRT station is a 14-minute walk away, which, while acceptable, isn’t terribly convenient. However, as Clementi offers a direct and fairly quick connection to Raffles Place in the CBD, I would still recommend this flat to most households who seek convenience, including those who take public transport.

As an investment, I believe Clementi NorthArc has the potential to do well, since the Clementi area enjoys such enduring popularity and is still seeing a shortage of new flats. In time to come, Clementi NorthArc’s 5-year MOP could also help boost demand.

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