Carabelle is Clementi West’s widest family ladder: 8 blocks of 12 storeys holding 338 units, running from 883 sqft 2-bedders up to rare 6-bedroom formats, at a median $1,835 psf. Completed in 2009, its 999-year lease from 1928 makes the tenure question a formality rather than a real constraint.
No MRT station falls within 1km of the address, based on the current record. Residents rely on buses to Clementi MRT (EW23) today, and that commute is the one honest trade-off against everything else this estate offers.
Three primary schools sit within the 1km ballot radius: Nan Hua Primary School, Qifa Primary School and Clementi Primary School. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through exactly how.
The mix runs the widest in its corridor: 97 two-bedders, 173 three-bedders, 48 four-bedders and 17 five-and-six-bedders, with no 1-bedroom stock. Close to half the estate is 3-bedroom, and the 5- and 6-bedroom tail is genuinely rare stock for this price point.
On tenure, the 999-year lease from 1928 removes the lease-decay question that would otherwise dominate a 2009-built estate’s buying case. That frees the sections below to focus on price, demand and rent, where the real story sits.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 97 | 883 - 1,152 | 28.70% | A1, A2 |
| 3 Bedroom | 173 | 1,130 - 1,744 | 51.18% | B1 - B7, D1 |
| 4 Bedroom | 48 | 1,389 - 1,948 | 14.20% | C1 - C3, D6 |
| 5 Bedroom | 19 | 2,034 - 2,142 | 5.62% | D2 - D10 |
| 6 Bedroom | 1 | 2,207 | 0.30% | D5 |
| Overall | 338 | 883 - 2,207 | 100.00% |
Clementi West’s subzone holds 17 projects and about 5,369 units, and Carabelle’s $1,835 psf median sits mid-band in that set, ahead of most of the 99-year stock and behind the newer or fully-freehold projects. Its defining feature is breadth: a mix that runs from compact 2-bedders to 6-bedroom family formats the market has largely stopped building. The 4 sections below put numbers on that position.
Most Carabelle resale transactions fall between $1,750 and $1,865 psf, with a median of $1,835 psf. That covers 11 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural picture is a tenure and scale story. The Parc Condominium (TOP 2010, freehold, 659 units) trades higher at a median $1,936 psf, and Hundred Trees (2013, 999-year) sits above at $1,858 psf. Botannia, the near-identical 999-year sister estate a short walk away, trades a touch lower at $1,787 psf despite being larger. Further down the corridor, Seahill (2016, 99-year) trades at $1,601 psf and Varsity Park (2008, 99-year) at $1,531 psf.
Recent prints span the full 2 years: an 883 sqft 2-bedder at $1,590,000 in February 2025, a 1,292 sqft 3-bedder at $2,350,000 that April, and a 1,496 sqft 4-bedder at $2,738,000 in November 2025. The most recent print, a 947 sqft 2-bedder in February 2026, hit the top of the band at $1,900 psf.
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The size ladder, priced at the $1,835 psf median:
2-bedders, 883 to 947 sqft, several with a store: about $1.62M to $1.74M, with enclosed-space formats up to 1,152 sqft reaching about $2.11M.
3-bedders, 1,130 to 1,302 sqft with a store: about $2.07M to $2.39M, with private-enclosed-space 3-bedders up to 1,647 sqft near $3.02M, and a penthouse format at 1,744 sqft around $3.20M.
4-bedders, 1,389 to 1,475 sqft with a store: about $2.55M to $2.71M, with an enclosed-space 4-bedder at 1,798 sqft near $3.30M.
5- and 6-bedroom penthouses, 2,034 to 2,207 sqft: about $3.73M to $4.05M, all 5-bath formats built for multi-generation households.
These are proportions the current launch market has largely stopped offering. A 6-bedroom stack at 2,207 sqft is genuinely unusual stock for a 2009-era 999-year estate at this price band.
Supply: the Clementi West subzone holds 17 projects totalling about 5,369 units. Nothing has launched in the immediate estate cluster since Seahill, completed in 2016, and Carabelle’s own 999-year lease keeps it among the few near-freehold options on a corridor dominated by 99-year stock.
Demand: Clementi town holds about 13,239 four-room and larger HDB flats already past their Minimum Occupation Period, the natural upgrader pool here. Over the last 12 months the median Clementi 4-room resale sold for $849,888 and the median 5-room for $1,150,000, so a paid-up 4-room flat covers more than half the quantum of Carabelle’s cheapest 2-bedder, and a 5-room resale covers close to the same share of a mid-size 3-bedder.
Rental: letting depth is solid, with 81 leases signed since January 2025. 2-bedders let at a median $4,100 a month, 3-bedders at $5,200 and 4-bedders at $5,950. Gross yields run about 2.1 to 3.0% across the mix, tightest on the largest formats and strongest on the compact 2-bedders.
The honest take: no MRT station falls within 1km today, the estate is now in its late teens so renovation budgets apply, and the 5- and 6-bedroom formats trade rarely, which means valuations lean on judgment as much as data. Our rental yield guide covers how we read letting numbers, and the URA Master Plan shows what is confirmed for the wider Clementi and Jurong corridor.
Multi-generation families who need a genuine 5- or 6-bedroom format, Clementi HDB upgraders with a paid-up flat behind them, and families balloting for Nan Hua, Qifa or Clementi Primary. The wide mix means both small households and extended families find a real fit here rather than a compromise.
Buyers who need an MRT station under 1km should look elsewhere in the district, and Botannia, named but not linked here, sits a short walk away as the closest direct comparison. For everyone else, Carabelle’s family-format tail is stock the current launch market rarely builds anymore.
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Carabelle has 7 blocks of 12 storeys.
Carabelle rises 12 storeys across 7 blocks.
Carabelle has 338 residential units.
Carabelle offers 2 Bedroom (883 to 1,152 sqft), 3 Bedroom (1,130 to 1,744 sqft), 4 Bedroom (1,389 to 1,948 sqft), 5 Bedroom (2,034 to 2,142 sqft), 6 Bedroom (2,207 sqft).
The floor plans we hold for Carabelle are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Carabelle sits on a site of about 22,105 sqm (roughly 237,900 sqft).
Carabelle is 956-year leasehold (lease from May 1928).
No, Carabelle is a 956-year leasehold development (lease from May 1928).
Carabelle is developed by Sim Lian (West Coast) Pte Ltd.
Carabelle is at West Coast Way. Clementi MRT (EW23) is about 2km away today, and the future West Coast station (CR18) on the Cross Island Line will sit about 850m away.
Carabelle is in District 05 (Pasir Panjang, Hong Leong Garden, Clementi New Town), in the Outside Central Region (OCR).
Today, residents use Clementi MRT (EW23) via a short bus ride. The future West Coast station (CR18) on the Cross Island Line will be about 850m away when it opens.
Schools within 1km of Carabelle: Qifa Primary School, Nan Hua Primary School, Clementi Primary School.
Primary schools within 2km of Carabelle: Qifa Primary School, Nan Hua Primary School, Clementi Primary School and Pei Tong Primary School. Of these, Qifa Primary School, Nan Hua Primary School and Clementi Primary School fall inside the 1km P1 registration radius. Secondary options nearby include The Japanese Secondary School, Clementi Town Secondary School, Commonwealth Secondary School and Nan Hua High School.
Shopping malls within about 2km of Carabelle include The Clementi Mall, Grantral Mall @ Clementi, Clementi 321 and West Coast Plaza.
Yes – parks within about 2km of Carabelle include West Coast Park, Faber Park, West Coast Green Playground, Firefly Park and Pandan Gardens Leisure Park.
Based on transactions in the last 12 months, PSF ranges from about $1,669 to $1,900.
Based on recent transactions, 2 Bedroom units start from about $1.59M, 3 Bedrooms from about $2.16M.
Carabelle has seen average rental yields of about 2.9% based on recent transactions. Its case is 956-year leasehold family space with three schools in the ballot radius, plus the future CRL station 850m away – speak to us for a detailed breakdown before committing.
Carabelle is a strong family estate – Qifa Primary, Nan Hua Primary and Clementi Primary are all within 1km, and the mix runs from 2 bedders to rare 6 bedroom formats.
Carabelle is a 956-year leasehold condominium in District 05 developed by Sim Lian, comprising 338 units across 7 blocks. It obtained TOP in 2009.
Carabelle obtained TOP in 2009.
Carabelle is fully completed – TOP was obtained in 2009. Units are now available on the resale market.
Yes. Foreigners can buy Carabelle because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Carabelle is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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