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Best condo for investment near Nan Hua Primary? 6-year hold, 3-bed, under $2.5m.

My view: Parc Clematis. Closest newer project inside Nan Hua's 1km line, with the strongest PSF climb of the group.

Metric	Value
3-bed median	$2,295 psf
5yr PSF growth	+41%
Gross yield	3.16%
To Nan Hua	69m

Why it wins

Upside for a 6-year hold.

1,468 units. Better liquidity at exit than a boutique project.

Lease from 2019. ~86 years left at a 2032 sale.

Watch

What could cap the exit.

New supply. Clementi Ave 1 (500 units, 2028) and Faber Walk (400, 2029).

Top of budget. 3-bed median $2.0–2.2m.

Runner-up: The Trilinq — $1,915 psf entry, +31% in five years, 8 min to Clementi MRT.

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See what owners actually made. Real resale profits and holding periods, set against today’s asking prices.

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Objective analysis grounded in Singapore data, so your decision serves your goals and no one else’s.

Best condo near Nan Hua for a 6-year hold?Is Thomson Reserve worth buying?JadeScape or Thomson Three?Bartley Ridge or The Minton?Grand Dunman or Lucerne Grand?What should I list my 3-bed at?Are Bartley Ridge asks fair?Dunearn House or Lucerne Grand?

What's the best condo near Nan Hua Primary for a 6-year hold? 3-bed, under $2.5m, my son starts P1 next year.

My view: Parc Clematis. Closest newer project inside Nan Hua's 1km line, with the strongest psf climb of the group at +41% since 2021.

URA private transaction recordsURA rental contractsMOE Primary 1 ballot resultsURA Government Land Sales

Metric	Value	Read
3-bed median psf	$2,295	Top of the 1km field
5yr psf growth	+41%	Positive: Steadiest climb, no stall
Gross yield	3.16%	In line with peers
New supply nearby	900 units	Negative: Lands in your exit year

Is Thomson Reserve a good buy as a new launch? I have a $2.8m budget, want a 3-bedroom, and plan to hold for 8 years.

My view: buy, but early. Strong MRT and school pull, but I estimate a 5–15% premium over the newest resale stock, so the margin of safety is thin and later phases will price higher.

URA private transaction recordsCurrent web sourcesMOE school proximityLTA Rapid Transit dataReasoned analysis

Metric	Value	Read
Launch premium	~5–15%	Negative: Estimate, no price list
Upper Thomson MRT	146m	Positive: Rare for a launch
Ai Tong School	322m	Inside the 1km band
Nearby 3-bed yield	2.3–3.8%	Growth play, not income

Should I buy JadeScape or Thomson Three? I have $2.5m for a 3-bedroom investment and plan to hold for 8 years.

My view: JadeScape. Its 3-bed owners have made a larger profit on a shorter hold, averaging $459k, and its bigger scale makes exit easier.

URA private transaction recordsURA rental contractsLatest project dataCurrent market listingsProprietary market database

Metric	Value	Read
JadeScape avg profit	$459k	Positive: vs $362k Thomson Three
JadeScape avg hold	4.6 yrs	vs 7.5 yrs Thomson Three
Psf premium	$200–250	Negative: JadeScape costs more
JadeScape units	1,206	vs 445 Thomson Three
JadeScape gross yield	2.55%	vs 2.44%, not decisive

Which has the better capital gain, Bartley Ridge or The Minton? I have $2.8m for a 3-bedroom and plan to hold for 8 years.

My view: The Minton. Bartley Ridge owners made more, but they bought before its psf re-rated to about $2,120, so a new buyer starts from a richer base.

URA private transaction recordsLTA Rapid Transit dataLatest project dataReasoned analysis

Metric	Value	Read
Minton recent psf	$1,714	Positive: Ridge is $2,120
Ridge median profit	$370k	Minton made $309k
Ridge median hold	8.0 yrs	Minton 7.1 yrs
Minton MRT walk	14 min	Negative: Ridge is 3 min

Grand Dunman or Lucerne Grand for pure investment? I have $3m for a 3-bedroom, plan to hold 8 years, and want the better capital gain.

My view: Grand Dunman. Lucerne Grand's Jurong Lake District upside is real but long-dated, with TOP in 2030, so an 8-year hold captures more construction than payoff.

URA private transaction recordsLatest project dataLTA Rapid Transit data

Metric	Value	Read
Waterbank 3-bed profit	$470k	Positive: Dakota comparable, 8-year hold
Grand Dunman TOP	2027	Lucerne Grand is 2030
Grand Dunman units	1,035	Lucerne Grand has 575
Typical 3-bed price	$2.70m	Lucerne Grand ~$2.0m

I want to sell my 1,098 sqft 3-bed at Bartley Residences, Level 5, renovated. I'm willing to wait, so what's the highest list price?

List at $2.25–2.28m. That sits above every recent sale at this size but below the untested $2.4m ask next door — hold firm for 4–6 weeks.

URA private transaction recordsCurrent market listingsReasoned analysisInvestment perspective

Metric	Value	Read
Recent sales psf	$1,821–1,940	Jan–Feb 2026 prints
Stretch list price	$2.25–2.28m	Positive: About $2,050–2,075 psf
Floor to defend	$2.08–2.12m	Above the best recent prints
Step down, 6–8 wks	$2.15–2.18m	Still above last sales

Show me the current listings for Bartley Ridge, 3-bedroom. How do the asking prices compare with what has sold?

Only one listing looks fair. Sellers are asking about 8.1% over comparable sales — only the 980 sqft unit at $2.18m sits near sold levels.

Current market listingsURA private transaction records

Metric	Value	Read
3-bed listings	8	Median 8 days listed
Median asking	$2.34m	$2,363 psf
Ask vs sold psf	+8.1%	Negative: $2,374 vs $2,196
980 sqft unit	$2.18m	Positive: +1.3% over sold

Dunearn House or Lucerne Grand for a 3-bedroom at $2.5m? Pure investment, and I want maximum capital upside.

My view: Lucerne Grand. It has a dated Jurong Lake District catalyst, and $2.5m covers even its largest 3-bed while Dunearn House only reaches the compact end.

Latest project dataURA Government Land SalesCurrent market listings

Metric	Value	Read
Lucerne asking psf	$2,250–2,280	Dunearn is $2,990–3,090
Lucerne land cost	$1,132	Positive: Dunearn paid $1,410
Dunearn units	~380	Thin trading risk
Lucerne MRT walk	1 min	Dunearn is 7 min

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