ELTA: The Last Ticket on Clementi Avenue 1
Property analysis is usually an argument about the future. Clementi Avenue 1 is the rare case where you can check the answer. The government released three residential plots along this road. The first became The Clement Canopy, the second became Clavon, and both sold out and went on to make money for the people who bought early. ELTA is the third and last one. That gives it something almost no new launch has: a same-street, same-buyer-profile precedent you can actually verify. It also raises the obvious question, which is whether the precedent is already in the price. Eighteen months on, the answer turns out to depend entirely on which unit you buy.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The land went for $1,250 psf ppr against six bidders, only 4 percent above the second bid, which is a contested tender rather than an overpay. The launch averaged $2,537 psf, but what is left is cheaper: 4-bedroom stock from $2,446 psf and 5-bedroom from $2,233 psf, both below the launch average. A 5-bedder at $2,233 psf sits only about 8 percent above what Clavon next door fetches on resale, which is a tight premium for a brand new 99-year lease. The deduction: the smaller formats that sold out went at full price, and this discount exists for a reason, covered below.
Clementi is one of Singapore's most complete mature towns: MRT and bus interchange, three malls, a deep school belt, and NUS and one-north within a short ride. The two 39-storey towers give real height and outlook in an estate of mid-rise blocks, and the mix runs a full 1-bedroom-plus-study to 5-bedroom. Selling 65 percent on launch weekend was the month's best result. The deduction reflects a 99-year lease and a site that faces an established HDB estate rather than open views on every side.
Two of Singapore's largest employment stories sit on either side: the Jurong Lake District build-out to the west and one-north with NUS and the science parks to the east. That combination underwrites both owner-occupier and rental demand for decades. The deduction reflects a town that is already mature, so the growth is incremental rather than transformational, and a Jurong Lake District timeline that runs well into the 2030s.
The street earns most of this. Clavon has recorded profitable resales across all 172 transactions in URA's records, The Clement Canopy has produced 40 to 70 percent gains for early buyers, and being the last of three plots means no further new supply arrives on this road. The deduction is sharper than it first looked: the 5-bedroom is only 31 percent sold and the 4-bedroom plus study 37 percent, so the formats still available are the ones the market has been slowest to absorb. Thin demand at launch tends to mean thin demand at resale.
What Does the Track Record on This Road Actually Show?
Two projects, both on Clementi Avenue 1, both sold out, both profitable. The Clement Canopy launched first and now averages around $1,971 psf on resale. Clavon followed and averages around $2,060 psf, with every one of its 172 recorded resale transactions turning a profit. Early buyers in both have seen gains in the 40 to 70 percent range.
That is unusually clean evidence. Most "the area will do well" arguments rest on masterplans and hope. Here you have two completed projects, same street, same catchment, same buyer profile, with the transaction record to check.
The counterweight has to be stated just as plainly. ELTA launched at $2,537 psf. Clavon trades around $2,060. A buyer at ELTA is starting roughly 23 percent above where the previous project sits today, which is normal for a new launch against a five-year-old completed one, but it does mean the street's reputation is already reflected in the entry price. The precedent tells you the location works. It does not tell you the same percentage gain is waiting.
What Is Left, and Why It Costs Less
Eighteen months after launch ELTA is 83 percent sold, and the pattern of what went first tells you most of what you need to know. Every 2-bedroom layout is gone, all 179 of them across three types. The 3-bedroom Premium sold out too, and only two standard 3-bedders remain. The compact and mid-size stock cleared.
What is left is large. Of the 85 remaining units, 66 are 4-bedroom-plus-study, 4-bedroom dual key or 5-bedroom. And here is the part worth noticing: they are cheaper per square foot than the project launched at. The 5-bedroom starts at $2,233 psf against a $2,537 launch average, and the 4-bedroom range starts at $2,446 psf. Meanwhile the four surviving 1-bedders ask $2,775 to $2,820 psf and the last two 3-bedders $2,906 to $2,930 psf, both well above the launch average.
Put the 5-bedroom figure beside the neighbour and it becomes striking. Clavon, five years old and completed, trades around $2,060 psf. A brand new 5-bedroom at ELTA, on a fresh 99-year lease with 39-storey views, asks about 8 percent more. That is an unusually tight premium for new over resale.
The honest reading is that the discount and the risk are the same fact. Those large formats are priced attractively because they have been the slowest to sell: the 5-bedroom is only 31 percent sold, the 4-bedroom plus study 37 percent, the 4-bedroom dual key 44 percent. Big-quantum units in a suburban district always move slower, and a buyer should assume the same will be true when they come to sell. If you want the value, you are accepting a narrower future buyer pool to get it.
Project Snapshot
- Project name: ELTA
- Developer: HC Land (Clementi) Pte Ltd, a joint venture of Sunway MCL (formerly MCL Land) and CSC Land Group
- Location: 10 and 12 Clementi Avenue 1, Clementi, District 5
- Tenure: 99-year leasehold
- Scale: 501 units in two 39-storey towers on a 178,066 sqft site
- Unit mix: Executive 1-bedroom + study from ~506 sqft, Essential 2-bedroom ~614 to 700 sqft, Elegant 3-bedroom ~1,001 sqft, Exclusive 4-bedroom ~1,313 sqft, Exquisite 5-bedroom ~1,668 sqft
- Land cost: $633.45 million, about $1,250 psf ppr, November 2023, six bids; second highest was $1,202 psf ppr
- Launch: 22 and 23 February 2025, 326 of 501 units (65%) sold at an average of $2,537 psf, the best-selling launch of that month
- Connectivity: walk to Clementi MRT (East-West Line) and Clementi Bus Interchange; The Clementi Mall, 321 Clementi and Grantral Mall nearby
- Sales status (Aug 2026): 416 of 501 sold (83%), 85 available. Sold out: all three 2-bedroom types and 3-bedroom Premium. Only 2 three-bedroom and 4 one-bedroom units left
- What is left: mostly large formats. 4-Bedroom + Study 22 units, 4-Bedroom Dual Key 20, 5-Bedroom 24, plus 7 four-bedroom, 6 four-bedroom Premium
- Available pricing: 1BR $2,775-$2,820 psf ($1.40M-$1.43M), 3BR $2,906-$2,930 psf ($2.69M-$2.71M), 4BR $2,446-$2,883 psf ($3.33M-$4.08M), 5BR $2,233-$2,595 psf ($3.97M-$4.61M)
- Expected TOP: 31 March 2029 (legal completion 31 March 2032)
Why This Location Matters
Clementi is the kind of town people do not leave. The MRT and bus interchange sit above The Clementi Mall, with 321 Clementi and Grantral Mall alongside, so daily errands and the commute are handled in one trip. The school belt is genuinely strong, with Clementi Primary and Clementi Town Secondary nearby and NUS and NUS High a short ride away, which is why family demand here is consistent rather than cyclical.
The employment picture is what lifts it beyond a good residential town. one-north, NUS and the science parks are minutes east, and the Jurong Lake District, Singapore's largest planned business district outside the CBD, is building out to the west. Very few addresses sit between two growth engines like that. For a project-by-project comparison, see the full PropertyNet Insider Benchmark.
The Product and Facilities
The design leans on the treehouse idea the name plays with. Facilities are layered rather than laid flat: pool decks and lawns at the podium, timber-framed pavilions among planting, and elevated terraces higher up so the greenery follows you vertically. The ELTA Club handles the indoor entertaining and function space.
Floor Plans
ELTA groups its layouts into five named collections. One representative plan from each below, covering the full range from the smallest to the largest.
The Investment Case
The bull case is the street itself. Two completed projects, both profitable, one with a perfect resale record across 172 transactions, and no further land on the road for a fourth. Add a mature town, a strong school belt, and employment growth on both flanks, and the demand side is about as well supported as an outside-central address gets.
The bear case is quantum and liquidity. The stock still available is overwhelmingly 4 and 5-bedroom, priced from $3.33 million to $4.61 million, and those formats are the slowest sellers in the project. You are being offered a genuine per-square-foot discount in exchange for accepting the hardest units to resell. The 99-year lease also starts running on a project that completes in 2029.
To map the payment schedule through to completion, the Progressive Payment Calculator lays out the cash flow stage by stage.
Who ELTA Is For
First, west-side families and HDB upgraders who want to stay in Clementi and value the school belt, the malls and a walkable MRT more than a prestige postcode.
Second, investors targeting the NUS, one-north and science park tenant pool, where a new 99-year condo beside the MRT rents reliably.
Third, buyers who put weight on evidence over narrative and want the reassurance of a street with a checkable record, while accepting that the record is partly priced in.
Related reviews: compare with Hudson Place Residences and Bloomsbury Residences in one-north, Parktown Residence which launched the same weekend, or browse the full Insider Benchmark.
Frequently Asked Questions
How many units does ELTA have, and what is the unit mix?
Who is the developer of ELTA?
How did ELTA sell, and at what price?
How have the other condos on Clementi Avenue 1 performed?
How well connected is ELTA?
What are the main risks with ELTA?
The Bottom Line
ELTA is the closing chapter of a road that has already proved itself twice. The Clement Canopy and Clavon both sold out and both made money, Clavon without a single loss-making resale across 172 transactions, and there is no fourth plot coming. Set that beside a mature Clementi town centre, a walkable MRT, a serious school belt and employment growth from both one-north and the Jurong Lake District, and the demand side is unusually well evidenced. The twist eighteen months on is that the cheapest way in is now the biggest: with every 2-bedroom gone, the remaining 5-bedders ask $2,233 psf, below what the project launched at and barely above what the five-year-old neighbour fetches on resale. The honest counterweight is that they are cheap because they are the slowest to sell, and the same will likely be true at exit. That is what a Strong Buy at 84/100 looks like: a location whose case is proven rather than argued, with the remaining value sitting in the units that demand the most patience.
Information herein is based on the developer's e-brochure and publicly reported data, and is subject to change without prior notice. Resale figures for The Clement Canopy and Clavon are drawn from published analyses of URA caveat data and are historical; past performance is not a reliable indicator of future results. Sales figures reflect reported data at the dates stated and balance units move continuously, so confirm live availability before acting. Please verify all figures, plans, and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.