Botannia is Clementi West’s near-freehold family estate: 11 blocks of 12 storeys holding 493 units, with a median $1,787 psf across the last 2 years of resale activity. Completed in 2009, the project’s 999-year lease from 1928 runs so long it behaves like freehold for any buyer’s practical horizon.
No MRT station falls within 1km of the address, based on the current record, a genuine trade-off for an estate this size. Residents commute by bus to Clementi MRT (EW23) today, and buyers weighing this project should test that route at peak hour before assuming otherwise.
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, so this 1km radius carries three schools deep. Our P1 registration guide walks through the phases in full.
The mix runs family-scale: 52 two-bedders, 311 three-bedders and 130 four-bedders, with no 1-bedroom stock at all. Over 60% of the estate is 3-bedroom, the format the school-ballot demand below is built for.
On tenure, the 999-year lease from 1928 leaves a horizon no practical buyer needs to model, unlike the 99-year stock nearby. That effectively removes the lease-decay question from the buying case, and the sections below turn to what actually moves the price here.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 52 | 818 - 1,163 | 10.55% | |
| 3 Bedroom | 311 | 1,184 - 1,636 | 63.08% | |
| 4 Bedroom | 130 | 1,464 - 3,455 | 26.37% | |
| Overall | 493 | 818 - 3,455 | 100.00% |
Clementi West’s subzone holds 17 projects and about 5,369 units, and Botannia is the largest single project in that count at 493 units. Its $1,787 psf median sits mid-pack against a peer set that spans freehold boutique blocks and 99-year mega-estates, and no MRT connection is the one factor holding the whole corridor’s pricing down. The 4 sections below put numbers on that position.
Most Botannia resale transactions fall between $1,533 and $1,893 psf, with a median of $1,787 psf. That covers 29 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural picture is a tenure story. The Parc Condominium (TOP 2010, freehold) trades higher at a median $1,936 psf, and Hundred Trees (2013, 999-year) sits above at $1,858 psf. Carabelle, the near-identical 999-year sister estate 2 blocks away, trades a touch lower at $1,835 psf. Further down the corridor, Seahill (2016, 99-year) trades at $1,601 psf and Varsity Park (2008, 99-year) at $1,531 psf, both newer or larger-count leasehold estates without Botannia’s near-freehold title.
Recent prints, as of 2026: a 904 sqft 3-bedder at $1,598,000, a 1,249 sqft 3-bedder at $2.4M and a rare 3,455 sqft 4-bedder at $3.7M, the estate’s largest recorded format, pricing at the low end of the psf band despite the size. A 1,076 sqft 2-bedder printed $1,650,000 the same period.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $1,787 psf median:
2-bedders, 818 to 926 sqft, mostly 2 baths: about $1.46M to $1.66M, with enclosed-space formats up to 1,163 sqft reaching about $2.08M.
3-bedders, 1,184 to 1,356 sqft, several with a store: about $2.12M to $2.42M, with private-enclosed-space 3-bedders up to 1,636 sqft near $2.92M.
4-bedders, 1,464 to 1,625 sqft with 2 or 3 baths: about $2.62M to $2.90M.
Penthouses, 2,637 to 3,380 sqft: about $4.71M to $6.04M.
The proportions belong to a 2009-era estate: proper dumbbell layouts, 3-bedders that genuinely fit a family of five, and low 12-storey blocks spread across the site rather than stacked into a single tower.
Supply: the Clementi West subzone holds 17 projects totalling about 5,369 units. Nothing has launched in the immediate estate cluster since Seahill and Newest, both completed in 2016, and Botannia’s own 999-year lease makes it one of the few near-freehold options among mostly 99-year neighbours.
Demand: Clementi town holds about 13,239 four-room and larger HDB flats already past their Minimum Occupation Period, the upgrader pool this estate is built for. 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 most of the quantum on the estate’s cheapest 2-bedder, and roughly half of a mid-size 3-bedder.
Rental: letting depth is proven, with 151 leases signed since January 2025 across the mix. 2-bedders let at a median $3,900 a month, 3-bedders at $5,300 and 4-bedders at $6,500. Gross yields run about 2.5 to 3.2%, tightest on the largest formats.
The honest take: no MRT station falls within 1km today, and the estate is now in its late teens, so renovation budgets apply on original-condition units. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is confirmed for the wider Clementi and Jurong corridor.
Clementi HDB upgraders chasing genuine family space and a long lease without the leasehold clock, families balloting for Nan Hua, Qifa or Clementi Primary, and buyers who want the biggest floor plates in the West Coast corridor for the money. The penthouse formats near $1,071 psf at the low end of the band suit patient buyers hunting the estate’s outliers.
Buyers who need an MRT station under 1km should look elsewhere in the district, and the near-identical Carabelle, named but not linked here, sits a short walk away for comparison. For everyone else, Botannia trades near-freehold tenure and real space against a commute that a test run at peak hour will tell you whether you can live with.
Thinking about Botannia?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
Botannia has 11 blocks of 12 storeys.
Botannia rises 12 storeys across 11 blocks.
Botannia has 493 residential units.
Botannia offers 2 Bedroom (818 to 1,163 sqft), 3 Bedroom (1,184 to 1,636 sqft), 4 Bedroom (1,464 to 3,455 sqft).
The floor plans we hold for Botannia 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.
Botannia sits on a site of about 37,717 sqm (roughly 406,000 sqft).
Botannia is 956-year leasehold (lease from May 1928).
No, Botannia is a 956-year leasehold development (lease from May 1928).
Botannia is at West Coast Park (the road), off West Coast Road. Clementi MRT (EW23) is about 2km away today, and the future West Coast station (CR18) on the Cross Island Line will sit about 1km away.
Botannia 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 1km away when it opens.
Schools within 1km of Botannia: Nan Hua Primary School, Qifa Primary School, Clementi Primary School.
Primary schools within 2km of Botannia: Nan Hua Primary School, Qifa Primary School, Clementi Primary School and Pei Tong Primary School. Of these, Nan Hua Primary School, Qifa Primary School and Clementi Primary School fall inside the 1km P1 registration radius. Secondary options nearby include The Japanese Secondary School, Commonwealth Secondary School and Clementi Town Secondary School.
Shopping malls within about 2km of Botannia include The Clementi Mall, Grantral Mall @ Clementi, Clementi 321 and IMM.
Yes – parks within about 2km of Botannia 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 $1,071 to $1,922 – the wide spread reflects large penthouse formats at the low end of the psf scale.
Based on recent transactions, 2 Bedroom units start from about $1.48M, 3 Bedrooms from about $2.19M, 4 Bedrooms from about $3.7M.
Botannia has seen average rental yields of about 3.0% based on recent transactions. As 956-year leasehold family stock priced from about $1,071 psf at the low end, its case is tenure and space rather than income – speak to us for a detailed breakdown before committing.
Botannia is a good fit for school-focused families – Nan Hua Primary School, Qifa Primary School, Clementi Primary School are within 1km.
Botannia is a 956-year leasehold condominium in District 05, comprising 493 units across 11 blocks of up to 12 storeys on a 37,717 sqm site. It obtained TOP in 2009.
Botannia obtained TOP in 2009.
Botannia is fully completed – TOP was obtained in 2009. Units are now available on the resale market.
Yes. Foreigners can buy Botannia because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Botannia 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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