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Goal of this article
This article was written specifically for investment minded new launch buyers, purchasing with the objective of maximising return from investments.
The following objectives was prioritised when writing the article
- Fact based, unbiased analysis.
- Zero marketing – fundamentally strong projects will find its own buyers.
- Time saving – delivering value within 10 to 15 mins read.
- Conclusive opinion – will we invest our own money in this project.
If this aligns with your value, let’s continue.
Structure – Investment Review
To assist you in navigating this article efficiently, here’s an overview of key sections that matter.
- Basic project information
- Investment considerations for investing in Elta – What’s the investment angle ? What’s the downside risks ?
- Complete and relevant analysis – Launch Price estimate, Price and Quantum comparison, Supply and demand Analysis, Unit Type Analysis, Site Plan Analysis, Floor plan Analysis.
Quick Intro – Decoupling Expertise
Before you commit the next 5 mins reading this article.
We are Decoupling Expertise, a boutique real estate investing consultancy that focus solely on helping our readers research, shortlist and purchase investment properties.
Specialisation is key for us, and we are known for writing extremely long form articles that seeks to provide value upfront.
Basic Information
There are at least 8 to 10 new launches every year, but not all are worth considering. From experience, only a few projects possess outstanding investment attributes that we should prioritise.
Elta stands out as one of these new launch projects for 2025.
It is located in between two highly profitable new launch condos, Clavon and Parc Clematis that launched in 2019 and 2020. They have since achieved their TOP status in 2023 and 2024.
The key question to ask is, if Elta will be able to replicate the success of its neighbouring development Clavon and Parc Clematis.
We will touch on this in sections that follow. First let’s get basic facts about the project out of the way first.
| Development Name | The Elta |
| Developer | CSC Land Group (Singapore) Pte Ltd and Caspian Residential 3 Pte Ltd |
| Location | Clementi Ave 1 |
| District | 5 |
| Neighbourhood | Clementi |
| No of Units | 500 |
| No of Block | 2 blocks, 39 Storey high |
| Tenure | 99 Year |
| MRT | 10 mins walk, 1km from Clementi MRT |
| Schools | 1km to Pei Tong Primary School. Other schools within the 2km radius include Clementi Primary School, Qifa Primary School and Nan Hua Primary School. |
| Expected TOP | Q1 2029 |
| Site (sqm) | 13,451 sqm / 144,787 sq ft |
Project Launch Date
Tentatively Feb 2025, to be confirmed based on the latest information released by developer.
Showroom Location
To be confirmed
Be the first to visit new launch showroom
Location Analysis
Elta is located in Clementi Ave 1, in between Clavon and Parc Clematis and opposite Nan Hua High School, the Secondary school not the primary school.
Few things to note for Elta Location. It possesses similar locational attributes as Clavon.
Similar to Clavon. It is not located closest to the MRT station, contradictory to an attribute that is often looked out for by buyers. It is located 1 km away from Clementi MRT.
It is also fall short from being located within 1km radius of the two most sought after primary school in the location Nan Hua Primary and Qifa Primary.
But important point to note despite this setbacks. Clavon, its neighbour which share similar locational characteristics, still outperformed many new launches in 2024 when it TOP.
Clavon has since rewarded its new launch buyers with an average profit of $378,200 within a short 4 year holding duration.
Clavon 5% annualised capital gain placed it as one of the top performing projects in 2024.
Primary School within 1km Radius
- Pei Tong Primary School – Ranked #132
Primary School within 2km Radius
- Qifa Primary School – Ranked #33
- Nan Hua Primary School – #3
Proximity to Secondary School and Tertiary Institution
- Nan Hua High School – Secondary School – 2 mins walk
- NUS High School of Math and Science – 3 mins walk
Proximity to International school
- International Community School – 3 mins walk
Proximity to MRT
- 1km to Clementi MRT
Competing Condos that are within 1km radius to Nan Hua Primary school and Qifa Primary school
As a side note these are competing developments to keep at look out for. They are both within 1km of Nan Hua Primary School and Qifa Primary School.
They are deemed to have a step up when compared with Elta in terms of proximity to reputable primary schools.
We should keep a close eye on them and ensure that Elta is not priced at a significant premium when compared with developments like Parc Clematis.
We will address this in our price gap analysis in a later section.
| Project Name | Tenure | Completion | No of units | Dist (m) | Avg Price (S$ psf) |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 1,450 | 275 | 2,109 |
| WHISTLER GRAND | 99 yrs FROM 2018 | 2022 | 718 | 819 | 1,876 |
| TWIN VEW | 99 yrs FROM 2017 | 2021 | 520 | 936 | 1,812 |
Investment Case – Is Elta Worth Investing ?
There should be a clear and well defined investment case for every new launch project that you are looking to invest in.
It helps you crystallise the key reasons why you are putting money on a project and also highlight the key risk that comes along with it.
There are 3 key investment case for Elta
- Tapping on pent up demand in a desirable mature residential district
- Tapping into the sizeable HDB upgrader demand in Clementi
- Positioned as the latest new launch in a district saturated with older condo developments
#1 – Tapping on pent up demand in a desirable mature residential district
There is something special about new launches in the mature HDB district? that have not seen many new launches.
Referencing the success of these recent new launches in mature districts. All of them see above average annualised capital appreciation of above 4%.
| Development | Region | Location by MRT | Average Annualised Growth % | Rental Yield |
| Jadescape | RCR | Bishan / Marymount | 4.6% | 3.4% |
| Stirling Residences | RCR | Queenstown | 4.6% | 3.8% |
| Parc Esta | RCR | Eunos | 4.5% | 3.6% |
This is not by chance. It is due to the following unique market dynamics in mature HDB estates, that is close to the city center.
- There is an intrinsic pent up demand from upgraders not only from the district itself. But also from adjacent districts where upgraders want to move to a more centralised location.
- Sizeable HDB upgrader demand from within the district itself.
- Limited to no competition from younger and more affordable resale EC or new EC.
Similar market dynamics is applicable for Elta
Similarly these mature estate market dynamics are applicable to Elta that is located in Clementi.
Referencing the success of Clavon and Parc Clematis that both see a healthy 70% take up during launch, reinforced by healthy resale market take up after it TOP in 2023 and 2024.
This inferred that the pent up demand for a property in Clementi has been verified.
The question is whether this demand can be further perpetuated to absorb the 501 units that Elta will add to the supply when it TOP in 2028.
Performance of Parc Clementis and Clavon
| Project Name | Tenure | Completion | No of units | Average Annualised Growth % |
| CLAVON | 99 yrs FROM 2019 | 2024 | 640 | 5.0% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 1,450 | 5.7% |
No competition from more affordable ECs
Unlike emerging estate like Tampines, Seng Kang, Punggol and Tengah, which face competition from ECs that are launched at resold at a more affordable price than private condos.
New launch condos in mature estate do not have to deal with such competition. Future resale buyers will not have a cheaper resale EC alternative to consider.
We have written in depth about this in the following article RCR 2 Bedroom vs OCR 3 Bedroom – Which is better for investment ?
#2 – Tapping into the sizeable HDB upgrader demand in Clementi
When evaluating a HDB estate for its intrinsic demand we look at both the size and quality of the HDB upgrading population.
For quality, we assess it by looking at the resale value of the HDBs in the area. The higher the resale value the better.
Clementi is a mature estate with high value HDB flats.
Referencing HDB Median Resale data, observe that Clementi’s HDB resale prices for its 4 and 5 bedroom units are of higher value than emerging HDB estates like Punggol and Sengkang. It’s 5 room unit at the resale value of $790,000 is within the same price range as 5 room HDBs from Toa Payoh and Ang Mo Kio.
Clementi HDB Resale Price – 3Q2024 Median resale prices
#3 – Positioned as the latest new launch in district saturated with older condo developments
Here’s a glimpse of the competing private condo developments in Clementi.
Noticed from the list below, there are not more than 20 notable private condo developments in Clementi. 16 out of these 20 developments have got lease starting from 1984 to 2012. These meant that these condos are at least 10 years old and will hit its 14 year mark when Elta achieves its TOP in 2028.
There are only 4 developments that Tenure starts in 2019. By the time Elta completes its construction in 2028, these developments would be 10 years old.
These positions Elta as the “youngest” development in a neighbourhood saturated with older condos.
As a side note resale buyers purchasing for homestay and investments will have a preference purchasing newer developments.
| Project Name | Tenure | Completion | No of units |
| Clavon | 99 yrs FROM 2019 | 2024 | 640 |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 1,450 |
| The Clement Canopy | 99 yrs FROM 2016 | 2019 | 505 |
| Twin View | 99 yrs FROM 2017 | 2022 | 520 |
| Project Name | Tenure | Completion | No of units |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 892 |
| SEAHILL | 99 yrs FROM 2011 | 2016 | 469 |
| THE VISION | 99 yrs FROM 2008 | 2014 | 281 |
| CLEMENTIWOODS CONDOMINIUM | 99 yrs FROM 2006 | 2010 | 240 |
| VARSITY PARK CONDOMINIUM | 99 yrs FROM 2004 | 2008 | 530 |
| BLUE HORIZON | 99 yrs FROM 2000 | 2005 | 616 |
| WESTCOVE CONDOMINIUM | 99 yrs FROM 1995 | 1998 | 234 |
| REGENT PARK | 99 yrs FROM 1993 | 1997 | 276 |
| CAVENDISH PARK | 99 yrs FROM 1991 | 1996 | 254 |
| WEST BAY CONDOMINIUM | 99 yrs FROM 1991 | 1993 | 318 |
| PINE GROVE | 99 yrs FROM 1984 | Unknown | 660 |
| THE SORRENTO | Freehold | 2015 | 131 |
| THE PARC CONDOMINIUM | Freehold | 2010 | 668 |
| MONTVIEW | Freehold | 2008 | 115 |
| THE MARBELLA | Freehold | 2005 | 239 |
| FONTANA HEIGHTS | Freehold | 1985 | 52 |
Risk of investing
The investment case for Elta seems pretty compelling so far ?
Not really, there is always an uncertain variable for every project and being fully aware of these risk factors helps us become better prepared for what’s about to come.
Risk #1 – Launch price
To illustrate this point. It helps to track back to 2020, the year Clavon was launched and understand why Clavon enjoyed the success it had today.
Launch price is the key factor that led to Clavon success
Remember the point we highlighted earlier, Clavon did not possess the usual characteristics of a typical high growth new launch condo.
It was not located within walking distance from a MRT station. It was not within 1km radius of the two most sought after primary schools in the area; Nan Hua Primary and Qifa Primary.
Clavon did well primarily due its attractive launch price.
Refer to the table and chart below. In 2020, Clavon was launched at $1,646 psf, almost at the same launch price as Parc Clementis in 2019.
This facilitated the narrative that propelled its success “future property at yesterday’s price”.
Not to take any credit away from Parc Clematis. Its launch in 2019 was equally, if not more successful.
But this only fuelled the demand for Clavon, as there are many buyers that failed to ballot for a unit in Parc Clematis clamoring for a unit in Clavon.
| Development | Lease Start | Project Launched Date | Price in 2020 (Clavon Launch) | Price Gap | Primary School within 1km |
| Clavon | 99 yrs FROM 2019 | 12 Dec 2020 | 1,646 | NA | Pei Tong – Ranked #132 |
| Parc Clematis | 99 yrs FROM 2019 | 31 Aug 2019 | 1,628 | 18 | Nan Hua – Ranked #3, Qifa – Ranked #33 |
| Clement Canopy | 99 yrs FROM 2016 | 11 Feb 2017 | 1,487 | 159 | Pei Tong – Ranked #132 |
Clavon – Launch Price Gap vs Parc Clematis and Clement Canopy
Can Elta replicate Clavon’s success ?
So here’s the crux, for Elta it all boils down to its launch price.
Point taken that as a project with a lease 5 years younger than Clavon,it will definitely launch at a higher price.
But, given future resale buyers will be comparing Elta vs Clavon as alternatives to each other.
The wider the price gap between Elta and Clavon, the more risk you will be taking up in this investment.
We will touch more on this topic, in the section below that discusses guidance for entry price bands.
Risk #2 – Competition from Clavon
In line with the point discussed above, even though Clavon is 5 years older, it is still a relatively new project.
So a potential variable for Elta resale success after it TOP hinges on 2 factors.
- Whether the buyer demand is sizable enough to absorb supply from both Clavon and Elta.
- Whether Elta can match or outcompete Clavon in its layout and facade to justify its higher selling price.
As a side note, if you are wondering if purchasing a resale unit in Clavon would be a better buy refer to article in line. In this we explore the possibilities of making a contrarian buy into Clavon instead of purchasing a new launch unit in Elta.
Risk #3 – Competition from Parc Clematis
Hidden in the background, Parc Clematis lurks as a formidable competitor to Elta and Clavon. In fact the success of both projects could actually propel a second growth spurt for Parc Clematis.
Parc Clematis possesses a strong edge over both projects as it is within 1km radius of both highly sought after Nan Hua Primary School and Qifa Primary School.
To mitigate this risk buyers of Elta will have to hinge on its newness in lease life, its launch price and potentially its layout efficiency.
Will I put my own money on the Elta ?
To add credibility to this section, let me first begin with an example of a project that I will not put my own money on.
I will not invest in a project like One Sophia, not bashing down on this project. It simply does not align with my investment priorities.
I would prefer buying in projects that fit the following criteria.
First, a project that has an entrenched buyer pool. Meaning buyers buy out of necessity, for homestay and upgrading purposes. Not for investment and rental yield. This allows for more emotional buying from homestay buyers and less ruthless calculated decision making from investors.
Next, a project that captures the flow of buyer demand from HDB upgraders. HDB upgraders form the most sizable flow in demand today.
Concluding, the answer is yes I will definitely be placing Elta on high priority on my radar, similar to The Orie.
But my decision to pull the trigger hinges on the project launch price as that is the key factor that determines the amount of risk to be undertaken for Elta.
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Estimated Launch Price
Note this section was written before Elta was launched and there isn’t any price guidance provided by the developer yet.
We will be adding a section to provide developer indicative launch price when it is ready.
To effectively estimate Elta launch price we need to take note of the following factors.
- GFA harmonisation – in short developers are no longer able sell you aircon ledges and will have to add ~5% cost to its project breakeven price. For more on this refer to link inline.
- Developer breakeven price – this forms the cost basis that developer incurred in procuring the land and building it.
- Similar 2024, 2025 new launch prices – developers will reference the launch prices and take up of other new launch and price accordingly to maximise profits.
Land breakeven price
Similar 2024, 2025 new launch project pricing
| New Launch Development | Location | Time of Launch | Average Launch Price |
| The Orie | RCR – Toa Payoh | Q1 2025 | 2,700 |
| Chuan Park Residences | OCR – Lor Chuan | Q4 2024 | 2,715 (after normalising for GFA harmonisation) |
| Emerald of Katong | RCR – katong | Q4 2024 | 2,637 |
Estimated launch price
| Elta Land Breakeven Price Psf | 2,156 |
| Add: Premium for Post GFA harmonisation effect – add 5% | 2,264 |
| Margin – 10% | 2,490 |
| Margin – 15% | 2,603 |
| Margin – 20% | 2,717 |
| Margin – 25% | 2,830 |
PSF price comparison – Comparable Resale Development in Clementi
As mentioned earlier, Elta being a younger project, it will be launched at a premium when compared to older resale development in the same location. A better proxy for psf price comparison will be to refer to section that follow that compare psf pricing between Elta and other 2024 and 2025 new launches
| Project Name | Tenure | Completion | No of units | Avg Price (S$ psf) | Gap |
| Elta | 99 yrs from 2024 | 2029 | 501 | 2,717 | NA |
| Project Name | Tenure | Completion | No of units | Avg Price (S$ psf) | Gap |
| CLAVON | 99 yrs FROM 2019 | 2024 | 640 | 2,034 | 683 |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 1,450 | 2,108 | 609 |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 505 | 1,9 | 815 |
| Twin View | 99 yrs FROM 2017 | 1,790 | 520 | 1,790 | 927 |
PSF price comparison – Comparable New Launch Development in RCR
Note, at the time of writing The Orie has not been launched yet, we are estimating The Orie launch price to fall with the 26xx psf range to 2700 psf.
Another interesting 2025 new launch to consider will be LyndenWoods which presents interesting launch price based on latest developer price release, read article for deeper analysis.
We will be using these new launch price for our entry price guidance in later section.
| Project Name | Tenure | Completion | No of units | Avg Price (S$ psf) | Gap |
| Elta | 99 yrs from 2024 | 2029 | 501 | 2,717 | NA |
| New Launch Development | Tenure | Completion | No of units | Avg Price (S$ psf) | Gap |
| The Orie | 99 yrs from 2024 | 2029 | 777 | 2,700 | 17 |
| Chuan Park Residences | 99 yrs from 2023 | 2028 | 926 | 2,715 | 2 |
| Emerald of Katong | 99 yrs from 2023 | 2028 | 847 | 2,637 | 80 |
Entry price guidance
The goal is to make an entry with psf price gap as narrow as possible when compared with similar RCR new launches.
- Undervalue Entry – below 26xx psf
- Fairvalue entry – 26xx to 27xx psf
- Overvalue entry – anything above 27xx psf
Aiming to get entry price as close The Orie and Chuan Park.
Purchase quantum comparison – Comparable Resale Development in Clementi
The purpose of this section is to get a good sense for the purchase quantum required to purchase different unit types within the Clementi area.
From a future resale buyer perspective, this forms their alternative consideration, when looking to purchase a unit in Elta after it TOP.
Given that Elta is a younger development that its resale comparable in Clementi, it is a given that it will cost more to purchase a unit in Elta.
The goal is to ensure that the gap in purchase quantum remains as narrow as possible.
2 Bedroom 2 Bath Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 2 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 700 | 1,901,592 | NA |
| Clavon | 99 yrs FROM 2019 | 2,034 | 764 | 1,553,976 | 347,616 |
| Parc Clementis | 99 yrs FROM 2019 | 2,108 | 710 | 1,496,680 | 404,912 |
| The Clement Canopy | 99 yrs FROM 2016 | 1,902 | 710 | 1,350,420 | 551,172 |
| Trilinq | 99 yrs FROM 2012 | 1,717 | 700 | 1,201,900 | 699,692 |
| Twin View | 99 yrs FROM 2017 | 1,790 | 710 | 1,270,900 | 630,692 |
3 Bedroom Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 3 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 926 | 2,515,535 | NA |
| Clavon | 99 yrs FROM 2019 | 2,034 | 958 | 1,948,572 | 566,963 |
| Parc Clementis | 99 yrs FROM 2019 | 2,108 | 969 | 2,042,652 | 472,883 |
| The Clement Canopy | 99 yrs FROM 2016 | 1,902 | 990 | 1,882,980 | 632,555 |
| Trilinq | 99 yrs FROM 2012 | 1,717 | 936 | 1,607,112 | 908,423 |
| Twin View | 99 yrs FROM 2017 | 1,790 | 904 | 1,618,160 | 897,375 |
4 Bedroom Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 4 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 1,184 | 3,216,407 | NA |
| Clavon | 99 yrs FROM 2019 | 2,034 | 1,281 | 2,605,554 | 610,853 |
| Parc Clementis | 99 yrs FROM 2019 | 2,108 | 1,238 | 2,609,704 | 606,703 |
| The Clement Canopy | 99 yrs FROM 2016 | 1,902 | 1,346 | 2,560,092 | 656,315 |
| Trilinq | 99 yrs FROM 2012 | 1,717 | 1,109 | 1,904,153 | 1,312,254 |
| Twin View | 99 yrs FROM 2017 | 1,790 | 1,141 | 2,042,390 | 1,174,017 |
Purchase quantum comparison – Comparable New Launch Development in RCR
Comparing recent 2024 and 2025 RCR new launches purchase quantum against Elta’s purchase quantum. This allows for an apple to apple comparison and provides more insights towards what is a viable purchase quantum for us to make our entry.
2 Bed 2 Bath Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 2 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 700 | 1,901,592 | NA |
| The Orie | 99 yrs from 2024 | 2,700 | 646 | 1,744,200 | 157,392 |
| Chuan Park Residences | 99 yrs from 2023 | 2,586 | 732 | 1,892,952 | 8,640 |
| Emerald of Katong | 99 yrs from 2023 | 2,637 | 678 | 1,787,886 | 113,706 |
3 Bedroom Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 3 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 926 | 2,515,535 | NA |
| The Orie | 99 yrs from 2024 | 2,700 | 850 | 2,295,000 | 220,535 |
| Chuan Park Residences | 99 yrs from 2023 | 2,586 | 936 | 2,420,496 | 95,039 |
| Emerald of Katong | 99 yrs from 2023 | 2,637 | 904 | 2,383,848 | 131,687 |
4 Bedroom Unit
| Project Name | Tenure | Avg Price (S$ psf) | Smallest 4 Bedroom Unit Size | Purchase Quantum ($) | Gap |
| Elta | 99 yrs from 2024 | 2,717 | 1,184 | 3,216,407 | NA |
| The Orie | 99 yrs from 2024 | 2,700 | 1,216 | 3,283,200 | -66,793 |
| Chuan Park Residences | 99 yrs from 2023 | 2,586 | 1,335 | 3,452,310 | -235,903 |
| Emerald of Katong | 99 yrs from 2023 | 2,637 | 1,152 | 3,037,824 | 178,583 |
Purchase Quantum Entry Guidance
Based on the purchase quantum comparison we made above, the following range serves as a viable price point for us to enter.
- 2 Bed 2 Bath – between 1.7 to 1.8 mil range
- 3 Bedroom unit – between 2.4 to 2.5 mil range
- 4 Bedroom unit – between 3.2mil to 3.3 mil range
Elta Unit Mix
| Unit Type | Size (sqft) | Number of Units | Percentage |
| 1-bedroom + Study | 506 | 36 | 7% |
| 2-bedroom, 1 bath | 614 | 72 | 14% |
| 2-bedroom Premium | 700 | 71 | 14% |
| 2-bedroom + Study | 807 | 36 | 7% |
| 3-bedroom | 926 | 72 | 14% |
| 3-bedroom Premium | 1,023 | 36 | 7% |
| 4-bedroom | 1,184 | 36 | 7% |
| 4-bedroom Premium | 1,313 | 36 | 7% |
| 4-bedroom Dual Key | 1,313 | 36 | 7% |
| 4-bedroom + Study | 1,507 | 35 | 7% |
| 5-bedroom | 1,776 | 35 | 7% |
| Total | 501 |
What is the best unit type to consider ?
One of the challenges faced by many new launch buyers is to decide which is the best unit type to purchase.
The dilemma comes when considering if you should stretch your budget and go for a 3 bedder or even a 4 bedder, or should you go easy and settle for a smaller 1 or 2 bedroom unit.
To facilitate this, we shall look at both demand and supply for different unit types in Clementi.
On the demand side of the equation, we will analyse the profitability and annualised capital appreciation for different unit types for Clavon and Parc Clematis.
We will use this as a barometer for demand for different unit types in the Clementi area.
Demand for Condos in Clementi by Unit Type
Profitability and Capital Gain by Unit Type – Clavon
Breaking down Clavon’s performance by unit type, the 3 and 4 bedroom units appreciated the most at 7.8% and 8.9%.
But from a market average standpoint, the 1 and 2 bedders also out performed the market Average of 3 to 3.5%.
| Bedrooms | Average Annualised Capital Gain (%) | Average Profit | Average Holding Duration |
| 1 | 4.7 | 164,841 | 4 |
| 2 | 5.7 | 269,091 | 4 |
| 3 | 7.8 | 491,522 | 4 |
| 4 | 8.9 | 672,300 | 3 |
Profitability and Capital Gain by Floor Area – Clavon
Breaking this down further by square footage, similarly the stronger performance from the larger unit netting 8 to 11% annualised capital gain reflects Clementi’s buyers appetite for larger units.
| Area sqft | Average Annualised Capital Gain (%) | Average Profit | Average Holding Duration |
| 1,356 | 11.1 | 767,667 | 3 |
| 1,281 | 8.3 | 583,250 | 3 |
| 1,130 | 8.2 | 550,338 | 3 |
| 958 | 7.6 | 470,516 | 4 |
| 1,582 | 7.5 | 695,667 | 3 |
| 764 | 5.9 | 280,120 | 4 |
| 678 | 5.4 | 234,625 | 4 |
| 527 | 4.7 | 164,841 | 4 |
Profitability and Capital Gain by Unit Type – Parc Clematis
Performance of units in Parc Clematis reinforce the points we made above. 3,4 and 5 bedroom strong annualised capital gain shows the Clementi’s buyers market appetite to larger units despite higher purchase quantum.
| Bedrooms | Average Annualised Capital Gain (%) | Average Profit | Average Holding Duration |
| 1 | 4.9 | 166,883 | 4 |
| 2 | 5.4 | 263,392 | 4 |
| 3 | 7.7 | 477,919 | 4 |
| 4 | 9.1 | 727,778 | 3 |
| 5 | 7.3 | 710,000 | 3 |
Profitability and Capital Gain by Floor Area – Parc Clematis
An additional point to note, it seems that the 1100 sqft units seems to have a stronger performance than the 12xx sqft a s 14xx sqft units.
Though not conclusive, it seems to point to the fact that buyers are looking to a unit that possesses the necessary yard, utility room while optimising for minimal purchase quantum.
| Area (sqft) | Average Annualised Capital Gain (%) | Average Profit | Average Holding Duration |
| 1238 | 10.3 | 704,629 | 3 |
| 1184 | 10.2 | 458,000 | 2 |
| 1249 | 9.5 | 699,000 | 3 |
| 1496 | 9.4 | 840,333 | 3 |
| 1292 | 8.5 | 694,250 | 4 |
| 915 | 8.2 | 471,025 | 4 |
| 1668 | 8.1 | 728,500 | 3 |
| 1044 | 8.0 | 519,357 | 3 |
| 904 | 7.8 | 552,000 | 4 |
| 861 | 7.6 | 437,049 | 4 |
| 1076 | 7.5 | 547,229 | 4 |
| 893 | 7.3 | 412,265 | 3 |
| 829 | 6.7 | 372,400 | 4 |
| 1711 | 6.6 | 691,500 | 4 |
| 883 | 6.4 | 411,667 | 4 |
| 721 | 6.1 | 275,905 | 4 |
| 624 | 5.3 | 174,000 | 4 |
| 710 | 5.2 | 266,307 | 4 |
| 990 | 5.2 | 406,000 | 5 |
| 743 | 5.0 | 282,944 | 4 |
| 452 | 5.0 | 169,643 | 4 |
| 700 | 4.9 | 258,000 | 4 |
| 689 | 4.8 | 227,250 | 4 |
| 732 | 4.4 | 256,972 | 5 |
| 517 | 4.3 | 156,571 | 4 |
Supply, Competition for Condos in Clementi by Bedroom Type
Having looked at demand, we will now look at supply. The thing to note about supply is that you are optimising towards owning a unit type with the lease inventory in the area and the lease competition in the market.
To gauge inventory we simply look at the unit types available for each development. To get a sense of competition, we look into the number of listings available on property portal.
Referencing the tables below, the 3 and 4 bedroom unit type have got the least competition.
1 Bedroom
| Project Name | Tenure | Completion | No of units | No of Listing on Property Guru | Listing to Supply Ratio |
| CLAVON | 99 yrs FROM 2019 | 2024 | 72 | 18 | 25.0% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 204 | 56 | 27.5% |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 0 | 0 | 0.0% |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 224 | 17 | 7.6% |
| Twin View | 99 yrs FROM 2017 | 2021 | 69 | 17 | 24.6% |
| Overall | 569 | 108 | 19.0% |
2 Bedroom
| Project Name | Tenure | Completion | No of units | No of Listing on Property Guru | Listing to Supply Ratio |
| CLAVON | 99 yrs FROM 2019 | 2024 | 284 | 100 | 35.2% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 445 | 69 | 15.5% |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 194 | 5 | 2.6% |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 316 | 15 | 4.7% |
| Twin View | 99 yrs FROM 2017 | 2021 | 171 | 9 | 5.3% |
| Overall | 1410 | 198 | 14.0% |
3 Bedroom
| Project Name | Tenure | Completion | No of units | No of Listing on Property Guru | Listing to Supply Ratio |
| CLAVON | 99 yrs FROM 2019 | 2024 | 141 | 16 | 11.3% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 493 | 53 | 10.8% |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 230 | 6 | 2.6% |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 534 | 14 | 2.6% |
| Twin View | 99 yrs FROM 2017 | 2021 | 172 | 2 | 1.2% |
| Overall | 1570 | 91 | 5.8% |
4 Bedroom
| Project Name | Tenure | Completion | No of units | No of Listing on Property Guru | Listing to Supply Ratio |
| CLAVON | 99 yrs FROM 2019 | 2024 | 107 | 15 | 14.0% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 203 | 28 | 13.8% |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 81 | 2 | 0.0% |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 164 | 5 | 3.0% |
| Twin View | 99 yrs FROM 2017 | 2021 | 105 | 8 | 7.6% |
| Overall | 660 | 58 | 8.8% |
5 Bedroom
| Project Name | Tenure | Completion | No of units | No of Listing on Property Guru | Listing to Supply Ratio |
| CLAVON | 99 yrs FROM 2019 | 2024 | 36 | 7 | 19.4% |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 105 | 10 | 9.5% |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 0 | 0 | 0.0% |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 0 | 0 | 0.0% |
| Twin View | 99 yrs FROM 2017 | 2021 | 3 | 0 | 0.0% |
| Overall | 144 | 17 | 11.8% |
Conclusion – Which unit type should you prioritise for the Elta ?
To summarise, you should be prioritising a larger 3 to 4 bedroom type when possible.
But note that the 2 bedroom units performance are also above average. So if you are budget constrained, we felt a 2 bedder with decent layout is worth considering as well.
Next Steps – Groundwork
Aside from being an armchair researcher, this phase requires you to walk the ground. You will need to work with a competent new launch condo specialist to visit the showrooms.
The key takeaway in this phase is to have detailed understanding of the site plan, unit type and floor plan.
You must know which is the value stack, which is the premium stack, which is the stack to avoid and which unit type has the best layout.
Other 2025 new launches ?
For more insights on other 2025 new launches check out our other research articles
- The Orie Condo Review – Toa Payoh New Launch
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- Latest List of Upcoming New Launch Condo – Worth looking out for ?
- Faber Residence Review
Developer Information
Elta’s Developer CSC Land Group has shown a decent track record of developing projects that have been well received in the market.
These projects are the 2023 district 15 new launch Grand Dunmam and Twin View that is launched in 2018.
As a side note, Twin View, which is also located in Clementi, has proved to be highly profitable for its new launch buyers due to its attractive launch price.
Elta Developer Track Record
| Developer name | Conquas Band | Track Record |
| CSC Land Group | 1 | Twin View, Grand Dunman, Parc Greenwich |
Elta Developer pricing strategy
Referencing the two most recent launches launched by the developer, CSC Land Group have shown stability in its pricing strategy.
It has launched at a price that is well received by buyers and progressive increased its prices upwards as the majority of units are sold.
The key to this section is to ensure that developer have not shown a tendency of launching at a high price and decreasing prices down the road.
CSC Land Group – Pricing Track Record – Twin View
CSC Land Group – Pricing Track Record – Grand Dunman
Plot Density Comparison
Plot density is often an understated factor in evaluating new launches. Given that it is not a pivotal factor in determining the investability of a project, it will play a role in appealing to resale buyers after the project TOP.
Resale buyers tend to prefer projects with sufficient space being allocated to facilities and blocks not being too closely located to common walkways and facilities.
Elta fared reasonably in this aspect. It has the similiar density as a mid sized project Clavon but loses to mega development Parc Clematis.
| Development | Plot Ratio | Site Area (sqm) / Land Size | No of Units | Site Area / Unit |
| Elta | 4.2 | 13,451 | 501 | 27 |
| Clavon | 3.7 | 16,542 | 640 | 26 |
| Parc Clementis | 2.1 | 58,898 | 1,468 | 40 |
Site Plan Analysis
Site Plan Analysis – Major Roads and Expressway
Site Plan Analysis – View from different directions
Floorplan Analysis
Will be updated once the floorplan is released by the developer.
Rentability Analysis
| Project Name | Tenure | Completion | No of units | Rental Vol | Rental Yield (%) |
| CLAVON | 99 yrs FROM 2019 | 2024 | 640 | 141 | 3.6 |
| Parc Clematis | 99 yrs FROM 2019 | 2023 | 1,450 | 164 | 3.5 |
| THE CLEMENT CANOPY | 99 yrs FROM 2016 | 2019 | 505 | 62 | 3.6 |
| THE TRILINQ | 99 yrs FROM 2012 | 2017 | 892 | 61 | 3.8 |
