Faber Residence
Faber Walk, Clementi / Sunset Way · GuocoLand + Hong Leong (TID) + Intrepid Investments
The former Faber Garden en-bloc site, redeveloped by a heavyweight consortium. The story is D5 with a Clementi MRT feeder -- the risk is the walk distance and how the price compares to newer Clementi-core stock.
Location & neighbourhood
Where this sits on the Clementi / Sunset Way map.
Faber Walk is the quiet spur running off Clementi Road, flanked by Sunset Way landed housing and Faber Heights. The site is the former Faber Garden en-bloc plot -- a low-rise, mature pocket that has always traded at a slight premium for its leafy street-feel without ever being close enough to the MRT to qualify as "core" Clementi.
Density here is low. Most of what you see is landed and dated walk-ups. That's the charm and the ceiling: a buyer gets a quieter enclave than Clementi proper, but rental demand is thinner because the Clementi MRT feeder pool concentrates closer to Clementi Avenue 3 and the mall.
MRT & transport
- • Clementi MRT (EWL) -- ~12-15 min walk or 1 bus stop (indicative)
- • Future Maju MRT (CRL, ~2032) -- within the Clementi-west catchment
- • Expressways: AYE and PIE both accessible in <5 min drive
- • To Jurong Lake District: ~8-10 min by car
The developer
A heavyweight consortium -- GuocoLand, Hong Leong (TID), and Intrepid.
GuocoLand is the lead name -- Guoco Tower at Tanjong Pagar, Wallich Residence, Midtown Modern, Lentor Mansion and the wider Lentor Modern cluster are theirs. TID is Hong Leong's development arm (together with Mitsui Fudosan on prior projects), responsible for Forett at Bukit Timah, The Tapestry, and many CCR/RCR launches. Intrepid Investments is a Hong Leong-linked vehicle that has partnered on multiple GLS sites.
Build quality, landscape design and post-launch after-sales are a genuine strength here -- GuocoLand sites like Martin Modern and Midtown Modern have a reputation for lush, design-led landscape. The trade-off is that consortium-led projects tend to price close to comps; don't expect a discount-to-market launch PSF.
Recent SG track record
- • Lentor Modern / Lentor Mansion (GuocoLand)
- • Midtown Modern / Midtown Bay (GuocoLand)
- • Forett at Bukit Timah (Hong Leong / TID)
- • Martin Modern (GuocoLand)
Unit mix & layouts
What's inside the 399 units.
At 399 units, Faber Residence is sized for a broad mix: a meaningful 1BR and 2BR component to capture NUS / one-north / Science Park tenants, a 3BR core for HDB upgraders moving west, and a smaller 4BR cap for families wanting the enclave feel. GuocoLand typically runs efficient kitchens and well-proportioned living rooms -- sizes below are indicative until the showflat opens.
Efficiency read: GuocoLand stacks are usually clean; 3-5% bay-window loss is typical. Verify the corner and front-facing stacks for through-ventilation.
Indicative pricing & PSF context
What the numbers actually say.
Expected PSF band
S$2,300-2,600 (indicative)
This is RCR pricing for a D5 address with a mature pocket premium. The Clementi / one-north arc has been compressing the gap between RCR and CCR for years -- Blossoms by the Park and The Hill @ One-North transacted in the S$2,400-2,700 band and they sit closer to the MRT than Faber Walk does.
Resale comparison
Nearby mature leasehold comps: Clavon (S$1,900-2,100 PSF), Parc Clematis (S$1,800-2,000), Whistler Grand (~S$1,800). Freehold Sunset Way stock trades lower per PSF but higher absolute quantum. The new-launch premium of 25-35% over mature 99-yr resale is typical for this market -- it's justified if the MRT walk is actually short, less so if you're relying on a bus feeder.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • Nan Hua Primary
- • Pei Tong Primary
- • Qifa Primary (verify 1km)
Secondary & beyond
- • NUS High School of Math & Science
- • Nan Hua High
- • NUS, Singapore Polytechnic, SP Jain
Malls, F&B, healthcare
- • Clementi Mall, 321 Clementi, The Rail Mall
- • Sunset Way enclave F&B
- • NUH, Mount Alvernia, Ng Teng Fong (Jurong)
Investment thesis
Why someone would actually buy here.
D5 in a tight supply pocket
Faber Walk / Sunset Way has seen very few new launches in the past decade. Most stock here is landed or old walk-ups. A 399-unit scheme in a mature landed pocket is rare, and that rarity shows up on resale exit pricing when turnover is naturally low.
Rental demand from NUS / one-north / SP
NUS faculty, postgraduates, one-north researchers and Science Park tenants form a steady rental base. A well-positioned 1BR or 2BR at Faber Residence taps that pool without paying one-north or Pasir Panjang PSF premiums.
Cross Island Line optionality
The future CRL Maju station will add an east-west second line to the Clementi-west pocket in the early 2030s. That's a 5-7 year catalyst that plays directly into a buy-and-hold horizon aligned with the lease profile.
Consortium build quality
GuocoLand / Hong Leong / Intrepid have the balance sheet and design habit to deliver a polished product. That matters on exit -- new-launch buyers 5 years later are comparing landscape, facilities, and developer name as much as PSF.
Risks & what to stress-test
Where this could bite you.
MRT walk is the unknown
"Near Clementi MRT" and "within 500m" are different markets. Faber Walk sits uphill from Clementi Road and the actual walk is likely 12+ minutes. Rental tenants at the top of Clementi's range will choose MRT-adjacent stock first; this site competes on lifestyle, not time-on-train.
Supply pipeline in the Clementi arc
Clavon, Parc Clematis, Whistler Grand, Blossoms by the Park, The Hill @ One-North -- the Clementi / Pasir Panjang / Dover arc has absorbed thousands of units this cycle. New supply from future GLS keeps the sub-sale / resale PSF competitive. Your exit is crowded.
Consortium pricing discipline
GuocoLand launches don't usually leave meaningful early-bird upside on the table. If the launch PSF opens close to nearby recent launches, first-phase buyers are relying on mid-term CRL / macro uplift rather than opening-day arbitrage.
Rental yield realism
At S$2,400+ PSF entry, a 1BR at 500 sqft is S$1.2m+. Clementi / Sunset Way 1BR rents sit S$3,200-3,800. That's a 3.1-3.8% gross yield before costs. Underwrite against that, not a 4%+ figure -- it doesn't exist in this sub-market.
Winfred's take
The honest read.
My read: Faber Residence is a mature-enclave play with a real but delayed catalyst -- the Cross Island Line Maju station. The consortium quality is a genuine plus, and the Faber Walk pocket is one of the quietest in D5. But the price-sensitivity test is the MRT walk: at S$2,400+ PSF you're asking a buyer to pay RCR pricing for a sub-MRT micro-location, and that's where the thesis either holds or cracks. If the developer opens within the lower half of the indicative band, the risk-reward works. If they open at the top, you're paying for the consortium brand, not the underlying fundamentals.
Who this suits: an upgrader already settled in the west with Nan Hua / NUS High school plans; an investor comfortable with a 7-10 year hold to capture the CRL catalyst; a right-sizer who wants landscape and a quieter street rather than an MRT doorstep. Who it doesn't: a yield-focused investor (try RCR-North or OCR near-MRT); a short-hold flipper (sub-sale competition in the Clementi arc is thick); a buyer on tight TDSR needing every basis point of rental to service the loan.
Related reading
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