District 5 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 5 takes in Pasir Panjang, Normanton Park, one-north, Dover, Clementi and West Coast. URA places part of it in the Rest of Central Region and part in the Outside Central Region: of the 789 resales in the 12 months to September 2026, 252 were in the first and 537 in the second.

The homes differ as much as the locations. Sixty of the 91 developments that recorded a sale in the past five years are freehold or on 999-year leases, and the 40 of them with a resale in the 12 months averaged four resales each. The 99-year developments are fewer, and the newest of them now account for more than half of all resales. A single price for the district would describe none of these groups, so the figures below are always given by tenure and lease era.

Stock profile

Nine 99-year developments with leases from 2015 produced 438 resales, 56% of the district's total. Forty freehold or 999-year developments produced 159, or 20%. Eighteen of the 64 developments with a resale had only one or two.

What sold each year

New sales varied widely from year to year: 101 in 2024, then 1,452 in 2025. Sub sales rose to 453 in 2024 and fell to 16 in the first nine months of 2026. URA counts an owner's sale as a sub sale before the development's completion certificate and strata titles are issued and as a resale after, so this is consistent with large developments reaching that point. Resales have run between 500 and 792 a year.

Resale prices by tenure and lease era

The newest 99-year group has the highest price per square foot, a median of $2,024, and the smallest homes, a median of 764 sq ft. Freehold and 999-year homes sold at a median of $1,756 per square foot but are much larger, a median of 1,270 sq ft, so their prices are higher: the middle half sold for $1.58M to $2.60M, against $1.25M to $2.16M for the newest group. The oldest 99-year group, with leases from before 2000, has the lowest price per square foot at $1,409.

What each size cost

In every size band the newest 99-year homes had the highest median price, though at 1,600 sq ft and over that rests on ten resales in two developments. The 99-year homes with leases before 2000 had the lowest in the two bands where they had at least five resales. At 800 to 1,199 sq ft the medians were $2.10M for leases from 2015, $1.73M for leases from 2000 to 2014, $1.68M for freehold and 999-year, and $1.38M for leases before 2000.

Where the resales are

Parc Clematis alone had 142 resales, 18% of the district's total. The seven developments with the most resales made 53% of them, and the top ten 63%. A buyer in one of these developments has many recent sales to compare with. Thirty-four of the 64 developments with a resale had fewer than five.

Every sale on record for a development is on the Property Research page. The seven with the most resales: Parc Clematis, Normanton Park, Whistler Grand, Parc Riviera, Clavon, The Trilinq and Kent Ridge Hill Residences.

Disclosure: James Wong is marketing homes in Normanton Park and Kent Ridge Hill Residences and has sold homes in Normanton Park and Westcove Condominium. Their records: Normanton Park, Kent Ridge Hill Residences and Westcove Condominium.

The question of which homes are being resold, and what that does to the district's figures, is examined in District 5: nine developments made more than half of all resales.

What developers are selling

Developers sold 952 homes in the 12 months, in nine developments. Faber Residence, Hudson Place Residences and Bloomsbury Residences, all 99-year developments with leases from 2024 or 2025, made 735 of them. Terra Hill was the only freehold development among the five with the most new sales.

The median new-sale price per square foot in those five developments ranged from $2,155 to $2,566. The newest resale group's median was $2,024. The two are not like for like: a new sale may be of a home that is not yet completed, and the sizes sold differ.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT

Seven MRT stations have postal codes in District 5. Buona Vista is an interchange between the East-West and Circle lines. Dover and Clementi are on the East-West Line. one-north, Kent Ridge, Haw Par Villa and Pasir Panjang are on the Circle Line.

LTA expects Phase 2 of the Cross Island Line to be completed by 2032. It has six stations, with interchanges at King Albert Park on the Downtown Line and at Clementi on the East-West Line. In a news release of 4 March 2026, LTA said it planned to begin engineering studies in 2026 on extending the Jurong Region Line to the Cross Island Line's West Coast station.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists five primary schools with postal codes in District 5: Clementi Primary School, Fairfield Methodist School (Primary), Nan Hua Primary School, Pei Tong Primary School and Qifa Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Decide which group you are buying in before comparing prices. A newer 99-year home, an older 99-year home and a freehold home in the same size band sold at different levels here: medians of $2.10M, $1.38M and $1.68M at 800 to 1,199 sq ft.
• Compare the total price as well as the price per square foot. The group with the highest price per square foot, 99-year with leases from 2015, also has the smallest homes and a lower median price than the freehold group.
• Check how many recent sales the development has. In Parc Clematis there were 142 resales in 12 months; in 18 developments there were one or two. With few sales, a single transaction is weak evidence of value.
• For an older 99-year home, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• In the developments with the most resales, buyers will have many recent sales in the same development to compare with yours.
• In a development with few sales, the comparison buyers reach for may be a newer or larger development that is not like yours. Be ready to show which sales are truly comparable in tenure, lease era and size.
• A district-wide figure is unlikely to describe your home. The median price per square foot of the four groups ranged from $1,409 to $2,024.
• New launches in the district are a reference buyers may have seen. Nine developments sold new units in the same 12 months, at medians of $2,155 to $2,566 per square foot.