Clementi 4-room at $882,000 median against a District 5 condo at $1,578,400: the 2Q2026 figures
Published 21 Oct 2026
This is an illustrative example on the quarter's median prices and a stated household, not a real family and not advice on whether to sell, buy, keep or rent out. It lays out the figures the position engine computes for each side of the question; the decision is the reader's.
A 4-room flat in Clementi sold at 2Q2026's median of $882,000 would net about $568,965. The same quarter's median for a 60 to 99 sqm private unit in District 5 is $1,578,400, which needs $443,120 before the loan.
The flat in the example was bought in 2Q2020 at that quarter's median of $475,000 with a 75% HDB loan. The flat's median has moved 85.7% since, based on data.gov.sg HDB resale records.
The 2Q2026 flat median comes from 51 sales. The condo median comes from 52 sales, based on URA Data Service caveats, at a median size of 904 sqft.
What the sale nets after the loan and costs
The loan balance after six years is about $290,537. Selling costs come to about $22,498, and there is no seller's stamp duty at this holding period.
The table below sets out the purchase price, the current median and the net proceeds.
| Item | Amount |
|---|---|
| Median price when bought (Q2 2020, 17 sales) | S$475,000 |
| Median price now (Q2 2026, 51 sales) | S$882,000 |
| Change | S$407,000 |
| HDB loan taken (75%) | S$356,250 |
| Loan balance after 6 years | S$290,537 |
| Selling costs (agent, legal) | S$22,498 |
| Seller's stamp duty | S$0 |
| Net proceeds | S$568,965 |
What the condo needs before the loan
Buyer's stamp duty on the $1,578,400 median is $48,520. The maximum loan is $1,183,800, set by the 75% loan-to-value limit.
The cash portion is $78,920, with a further $315,680 in CPF or cash. Buying the condo before the flat is sold would add additional buyer's stamp duty at 20%, or $315,680, under the rules as recorded; remissions are not modelled.
The table below shows the stamp duty, the loan ceiling and the surplus of $125,845 against the sale proceeds.
| Item | Amount |
|---|---|
| Median price (52 sales, median 904 sqft) | S$1,578,400 |
| Buyer's stamp duty | S$48,520 |
| ABSD if bought after selling the flat | S$0 |
| ABSD if bought before selling (20%) | S$315,680 |
| Maximum loan (75%) | S$1,183,800 |
| Minimum cash | S$78,920 |
| CPF or cash | S$315,680 |
| Needed before the loan | S$443,120 |
| Net proceeds from the flat | S$568,965 |
| Surplus (or shortfall, shown negative) | S$125,845 |
The monthly instalment moves from $1,616 to $5,335
The flat instalment is about $1,616 a month. The condo instalment is $5,335 at 3% over 27 years, a difference of $3,719 a month.
At the 4% test rate, the condo instalment is $5,981. The table below shows both sides at the loan rate and at the test rate.
| Item | Keep the flat | Buy the condo |
|---|---|---|
| Instalment at the loan rate | S$1,616 | S$5,335 |
| Instalment at the stress rate | S$1,821 | S$5,981 |
Renting the flat out returns an estimated $4,225 a month
Keeping the flat and renting it out gives an estimated rent of $4,225 a month, from 78 recorded rental approvals on data.gov.sg. That is a gross yield of 5.8%.
After tax, maintenance, vacancy and interest, the net carry is $35,909 a year, or 4.1%. The table below lists the annual property tax of $2,129 and the interest of $7,554 on the remaining loan.
| Item | Amount |
|---|---|
| Estimated monthly rent | S$4,225 |
| Property tax a year (non-owner-occupied) | S$2,129 |
| Maintenance a year | S$900 |
| Net rent a year after vacancy, tax and maintenance | S$43,463 |
| Interest a year on the remaining loan | S$7,554 |
| Net carry a year | S$35,909 |
Holding the condo for five years would cost $283,223 in all, of which $166,530 is interest. On the engine's assumptions, the price would need to rise 18.3% to cover that.
All figures are indicative and drawn from recorded transactions and rental approvals in the quarter, not valuations. The stamp duty, LTV and property tax rules applied are the versions recorded as at 4 July 2025.
Method: the flat is a 4-room in the town, bought at the median of Q2 2020 with a 75% HDB loan at 2.6% over 25 years, of which 6 years have been paid. Its value today is Q2 2026's median. Selling costs, seller's stamp duty, equity, the rent estimate and the carry are the position engine's under the rules recorded as in force. The condo is a 60 to 99 sqm resale in the nearest district with enough sales within 2.5 km of the town. It is taken at Q2 2026's median. The buyer is a citizen aged 38 with a household income of S$15,000 a month and no other debt. sale at today's indicative mid value after 5 years. Seller pays 2% commission and S$3,000 legal fees, plus 9% GST. Mortgage interest from a standard amortisation schedule at the given rate. Loan of S$1,183,800 (75% of the price), the maximum available. Property tax on an assumed annual value of S$44,880 (85% of market rent). Maintenance at the configured norm. Rates are versioned data in config/rules.yaml, checked against IRAS and MAS publications on 2026-09-18. The newest version applied here took effect 2025-07-04. Rules change with each cooling-measure round. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.