By KK Tong (guest contributor)

Clement Canopy, a 505-unit condominium 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 today’s tepid market.

The 99-year leasehold condominium, located at Clementi Avenue 1, is jointly developed by UOL Group and Singapore Land. The plot size is140,337 square feet andTOP is expected in November2020.

The unit types are:

The condo consists of two 40-storeytowers with double-loading, and has a multi-storey car park with 505 parking lots.

Orientation for the units is a slight North-East and South-West tilt. One row of North-East units face Clementi Avenue 1 while the row of South-West units face the Ayer Rajah Expressway (AYE). Other units face the pool areas.The main entrance is at Clementi Avenue 1.

Figure 1: Site Plan

Facilities are spread over three levels, with various pools on the firstand third levels, the gym on the second level, and the cookout areas on the third level.

Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B2(2 Bedroom)

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 3: Kitchen

The kitchen comes with cabinets and is equipped with an oven and fridge, both from Smeg. A Smeg washer is also provided in the unit.

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 a dining area.

The flooring is homogenous tiles for the living areas, and timber for the bedrooms.

Figure 5: Master Bedroom

The master bedroom together with the master bathroom is about 16.7sq metres and can fit a queen-sized bed with two side tables. The 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, and #13.

A shuttle service to Clementi MRT Station will be provided for two years.

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 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. The Singapore Polytechnic campus is also within the vicinity of Clementi.Pre-schoolers can attend Pat’s 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.
  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.
  3. 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.
  4. The development comes with a multi-storey car park, which is not aesthetically pleasing.
  5. Clementi is pretty built-up, so traffic congestion can be extremely frustrating, especially if one travels along Commonwealth Avenue West.
  6. The ceiling height of the living area and bedroom for most units is about 2.75m, a tad lower than other condos.

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.

Price Comparison

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 276 units, and The Parc Condominium, a freehold project of 659 units.

Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

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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