Blk 344 Clementi Ave 5
Project page · 99-year lease from 1979
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 344 | 07 TO 09 | 44 sqm | S$305,000 | S$6,932 psm | ×1.000 | S$6,932 psm |
| Apr 2026 | Blk 344 | 04 TO 06 | 44 sqm | S$305,000 | S$6,932 psm | ×0.999 | S$6,922 psm |
| Apr 2026 | Blk 344 | 01 TO 03 | 44 sqm | S$310,000 | S$7,045 psm | ×0.999 | S$7,035 psm |
How accurate is this estimate for Clementi Ave 5?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 30 sales in Clementi Ave 5 since.
- Median error
- 3.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
10.82% gross yield
S$33,000 of rent a year against the estimate above · 3.39 points above flats like it
Homes like this rent for about S$2,750 a month, the middle of 6 approvals in the last year.
Across Singapore these flats yield 7.43%, from 72 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Buying or selling at S$305,000?
Buying: Stamp duty on S$305,000 · Cash and CPF needed on S$305,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$305,000.
Each opens with this figure filled in; change anything there.
Primary schools near 344 Clementi Ave 5
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Pei Tong Primary School · 176 m · no 2025 Phase 2C ballot
- Clementi Primary School · 644 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 757 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Qifa Primary School · 1,407 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Henry Park Primary School · 1,605 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 344 · 2 ROOM · 07 TO 09 · Improved · 52 years left | 44 sqm | S$305,000 | S$6,932 psm |
| Apr 2026 | Blk 344 · 2 ROOM · 01 TO 03 · Improved · 52 years left | 44 sqm | S$310,000 | S$7,045 psm |
| Apr 2026 | Blk 344 · 2 ROOM · 04 TO 06 · Improved · 52 years left | 44 sqm | S$305,000 | S$6,932 psm |
| Oct 2023 | Blk 344 · 2 ROOM · 07 TO 09 · Improved · 55 years left | 44 sqm | S$300,000 | S$6,818 psm |
| Aug 2023 | Blk 344 · 2 ROOM · 07 TO 09 · Improved · 55 years left | 44 sqm | S$305,000 | S$6,932 psm |
| Nov 2022 | Blk 344 · 2 ROOM · 10 TO 12 · Improved · 56 years left | 44 sqm | S$290,000 | S$6,591 psm |
Showing 6 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 344 · 2 ROOM | S$2,100 | — |
| Sept 2024 | Blk 344 · 2 ROOM | S$2,000 | — |
| Oct 2023 | Blk 344 · 2 ROOM | S$1,900 | — |
| Feb 2023 | Blk 344 · 2 ROOM | S$1,250 | — |
| Sept 2022 | Blk 344 · 2 ROOM | S$2,000 | — |
| Sept 2022 | Blk 344 · 2 ROOM | S$1,800 | — |
| Oct 2021 | Blk 344 · 2 ROOM | S$1,750 | — |
| Sept 2021 | Blk 344 · 2 ROOM | S$1,500 | — |
| Mar 2021 | Blk 344 · 2 ROOM | S$1,250 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 51 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$289,465 | S$319,592 | S$344,624 | S$352,178 |
| 10 years | 41 years | S$272,230 | S$331,846 | S$385,866 | S$402,966 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.