Looking for an affordable private condominium near reputable schools? West Bay is one of the few options that stand out.
Nestled in Clementi (District 5), West Bay enjoys a prime location close to the bustling Clementi town centre, where Clementi Mall—one of Singapore’s largest heartland malls—and Clementi MRT station (East-West Line) offer unmatched convenience. Daily necessities, dining options, and essential services are all within easy reach.
For families prioritising education, National University of Singapore (NUS) High School of Mathematics and Science is within a 1km radius, while parts of the NUS campus are just a short drive away.
Though an older development, West Bay remains highly appealing—especially for those seeking a home near the NUS campus, making it a strong rental option for students and staff.
This article provides a comprehensive review of West Bay, covering its location, Comparative Market Analysis (CMA), floor plans, and nearby amenities to help prospective buyers evaluate its value.
*This article was written in February 2025 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Convenience at Your Doorstep
Located in the well-established Clementi township, West Bay condominium offers easy access to a variety of amenities and dining options. Sheng Siong supermarket is about a 10-minute walk away, while West Coast Food Centre and Market Square are also approximately 11 minutes away by foot. Additional eateries in the vicinity provide residents with a diverse selection of food choices. The nearest MRT station, Clementi MRT (East-West Line), is about a 9-minute drive or a 10-minute bus ride from the nearest bus stop.
For retail and daily necessities, West Coast Plaza is just a 5-minute drive away. While smaller than Clementi Mall, it offers ample dining, shopping, and essential services. Clementi Mall, one of Singapore’s largest heartland malls, is about an 8-minute bus ride from the nearest bus stop near West Bay, offering a wide range of retail and lifestyle options.
Proximity to Renowned Schools
West Bay is well-situated near several reputable educational institutions. Kent Ridge Secondary School is just a 5-minute walk away, while Grace Orchard School is also within a 1km radius. Other notable schools nearby include:
n addition, NUS High School of Mathematics and Science and several NUS campuses are in close proximity. Given its location near both NUS and two international schools, West Bay holds strong rental appeal, particularly for expatriates and faculty members seeking a convenient residence close to their workplace or children’s schools.
Recreation and Connectivity
For outdoor activities, West Coast Park is just a 5-minute walk away, offering ample space for exercise and leisure. West Coast Community Centre is also within easy reach, about a 9-minute walk from the condominium.
For residents with private vehicles, West Coast Highway is just 7 minutes away, while the Ayer Rajah Expressway (AYE) is 10 minutes away, providing smooth access to the rest of Singapore.
Site Plan Analysis
As West Bay condominium is an older development, an accurate site plan is hard to come by. However, it offers a range of facilities typically expected in a private condominium, including a lap pool, wading pool for kids, gym, sauna, and children’s playground.
What sets West Bay apart are its squash court and putting green, amenities that are not commonly found in both newer launches and existing developments. These features add a unique touch, catering to residents who enjoy sports and leisure activities.
With only 318 residential units, competition for these facilities remains low, allowing residents to enjoy them with greater ease and convenience.
Comparative Market Analysis (CMA)
In this section, we will first compare West Bay condominium’s pricing with nearby developments, including SeaHill, The Vision, Blue Horizon, and Westcove. Following that, we will conduct a MOAT Analysis for these developments, evaluating their strengths and unique selling points. Finally, we will provide insights into how West Bay measures up, highlighting why it stands out as a compelling choice for discerning buyers.
The data in the table above reflects the real-time market resale prices of each unit configuration. Among the selected developments for comparison, Westcove shares the most similarities with West Bay condominium. Completed in 2000, Westcove is of a similar age and comprises 234 units.
2-Bedroom Units
West Bay condominium offers significantly lower prices for 2-bedroom units compared to SeaHill, The Vision, and Blue Horizon. Although Westcove has a higher overall quantum price, its psf price is slightly lower at $1,130 psf versus West Bay’s $1,160 psf, as Westcove’s 2-bedroom units are considerably larger. However, with unit sizes starting from 850 sqft, West Bay’s 2-bedroom options provide ample living space for smaller families at an attractive overall price.
3-Bedroom Units
For 3-bedroom units, West Bay condominium remains one of the most affordable choices among the developments in this comparison. The only exception is Westcove, which offers even lower prices in both overall quantum and psf terms.
MOAT Analysis
West Bay condominium and Westcove achieved the highest overall MOAT Analysis scores, each scoring 58%, slightly above average. This was followed by SeaHill at 52%, while Blue Horizon and The Vision trailed behind at 48% and 46%, respectively.
Both West Bay and Westcove performed well in the District & Region Disparity metric, scoring 4 out of 5 due to their attractive overall quantum market value. However, as neither development is within a short walking distance to an MRT station, they received a 1 out of 5 in the MRT Accessibility metric, which was expected.
Despite their age, both developments excelled in the Rental Score, securing an impressive 4 out of 5. This highlights their strong appeal to tenants, particularly NUS faculty members, students, and expatriate families. Even though they received a modest 1 out of 5 in the SCH (Parent’s Effect) Score, which measures proximity to top-tier local schools, their location near NUS and two international schools continues to drive rental demand.
Floor Plan Analysis
In this section, we present the available layout types at West Bay condominium. If you’re interested in any of these layouts or would like to know their sizes, feel free to reach out to our sales team directly or connect with us through our social media platforms.
With various 2- and 3-bedroom layouts available, we will showcase each option and highlight how they suit owner-occupiers, investors, and those considering a part-stay, part-rental strategy.
2-Bedroom (Type A, A1, A2, A2b)
The 2-bedroom layouts at West Bay condominium have a generally similar shape, with the key differences being their overall unit sizes and the kitchen layouts in Type A2 and A2b, which feature a long, rectangular design instead of the squarish layout found in other types.
One standout feature across all layouts is the bedrooms being tucked to one side, allowing for a more spacious and open main living area. Additionally, the kitchen, utility, yard, common bedroom, and bathroom are strategically positioned near the entrance, making it easier for homeowners to partition the space for rental to multiple tenants or adopt a part-stay, part-rental investment strategy.
3-Bedroom (Type B, B1, B2, B3)
The 3-bedroom layouts at West Bay condominium follow a generally consistent shape across all types, with differences mainly in overall unit sizes, room orientations, and specific room shapes. With unit sizes ranging from 904 sqft to 1,475 sqft, these layouts cater to a variety of family living dynamics and needs.
All layouts offer spacious dining and living areas, providing ample room for daily activities and family interactions. A key feature across all 3-bedroom types is the placement of the kitchen, utility, yard, and at least one bedroom near the unit’s entrance. This layout design allows homeowners to partition parts of the home for rental to multiple tenants or adopt a part-stay, part-rental strategy, while still being well-suited for owner-occupiers.
The Verdict
West Bay condominium stands out as an affordable private residential option not just within District 5, but also when compared to developments across Singapore. Its competitive pricing, especially for its 2- and 3-bedroom units, makes it a compelling choice for homebuyers seeking value in a well-established estate.
Beyond affordability, West Bay’s location in Clementi, a mature township in the Outside Central Region (OCR), further strengthens its appeal. Residents enjoy convenient access to daily amenities, reputable schools, and retail hubs like Clementi Mall and West Coast Plaza, ensuring a well-balanced living environment.
From an investment perspective, West Bay’s proximity to the NUS campus and two international schools enhances its rental demand. The steady influx of NUS students, faculty members, and expatriate families ensures a consistent tenant pool, reinforcing its viability as a rental investment.
While it may not be the newest development, West Bay’s larger unit sizes, practical layouts, and relatively low competition for facilities make it an excellent option for both owner-occupiers and investors. For those looking for an affordable entry point into private homeownership with strong rental potential, West Bay presents a balanced mix of value, convenience, and long-term investment appeal.
If you’re interested in West Bay condominium or seeking an affordable private residence, reach out to our sales team for a personalised consultation. We’re here to help you find a home that perfectly suits your needs.
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