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HDB · 120704

Blk 704 West Coast Rd

Project page · 99-year lease from 1980

Indicative value range
S$360,216 – S$374,834
Indicative mid S$371,293 · S$5,542 psm

Based on 10 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 70407 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Jul 2026Blk 70210 TO 1267 sqmS$345,000S$5,149 psm×1.000S$5,149 psm
Jun 2026Blk 70404 TO 0667 sqmS$369,000S$5,507 psm×0.999S$5,499 psm
May 2026Blk 70207 TO 0967 sqmS$358,000S$5,343 psm×0.999S$5,335 psm
May 2026Blk 70313 TO 1567 sqmS$385,000S$5,746 psm×0.999S$5,738 psm
Mar 2026Blk 70307 TO 0967 sqmS$375,000S$5,597 psm×0.996S$5,572 psm
Feb 2026Blk 70310 TO 1267 sqmS$348,000S$5,194 psm×0.996S$5,171 psm
Jan 2026Blk 70110 TO 1267 sqmS$375,000S$5,597 psm×0.996S$5,572 psm
Jan 2026Blk 70310 TO 1267 sqmS$370,888S$5,536 psm×0.996S$5,511 psm
Jan 2026Blk 70207 TO 0967 sqmS$377,000S$5,627 psm×0.996S$5,602 psm

How accurate is this estimate for West Coast Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 11 sales in West Coast Rd since.

Median error
5.7%

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.

9.53% gross yield

S$35,400 of rent a year against the estimate above · 0.89 points above flats like it

Homes like this rent for about S$2,950 a month, the middle of 48 approvals in the last year.

In Clementi, flats of this type with 50 to 59 years of lease left yield 8.63%, from 25 blocks.

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.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20267013 ROOMS$3,300
Sept 20267033 ROOMS$3,100
Sept 20267043 ROOMS$3,100
Sept 20267043 ROOMS$3,000
Sept 20267033 ROOMS$2,700
Aug 20267023 ROOMS$3,000
Aug 20267023 ROOMS$2,900
Jul 20267013 ROOMS$3,400

median of 48 HDB rental approvals for 3 ROOM on West Coast Rd since 2025-11.

Buying or selling at S$371,293?

Buying: Stamp duty on S$371,293 · Cash and CPF needed on S$371,293 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$371,293.

Each opens with this figure filled in; change anything there.

Primary schools near 704 West Coast Rd

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$405,000S$6,045 psm
Jun 2026
Blk 704 · EXECUTIVE · 04 TO 06 · Adjoined flat · 53 years left
162 sqmS$1,100,000S$6,790 psm
Jun 2026
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$369,000S$5,507 psm
May 2026
Blk 704 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
93 sqmS$518,000S$5,570 psm
Nov 2025
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$370,000S$5,522 psm
Sept 2025
Blk 704 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
82 sqmS$482,000S$5,878 psm
Sept 2025
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$355,888S$5,312 psm
Aug 2025
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$388,888S$5,804 psm
Jul 2025
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$398,000S$5,940 psm
Jun 2025
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$385,000S$5,746 psm
Jun 2025
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$368,000S$5,493 psm
Mar 2025
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$368,000S$5,493 psm
Jan 2025
Blk 704 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
93 sqmS$546,000S$5,871 psm
Dec 2024
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$398,000S$5,940 psm
Sept 2024
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$355,000S$5,299 psm
Sept 2024
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$355,000S$5,299 psm
Aug 2024
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$365,000S$5,448 psm
May 2024
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$355,000S$5,299 psm
May 2024
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$352,000S$5,254 psm
Apr 2024
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$365,000S$5,448 psm
Nov 2023
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$348,000S$5,194 psm
Oct 2023
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
82 sqmS$407,000S$4,963 psm
Oct 2023
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$390,000S$5,821 psm
Sept 2023
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
82 sqmS$400,000S$4,878 psm
Aug 2023
Blk 704 · 3 ROOM · 13 TO 15 · New Generation · 56 years left
82 sqmS$430,000S$5,244 psm
May 2023
Blk 704 · 3 ROOM · 13 TO 15 · New Generation · 56 years left
67 sqmS$388,000S$5,791 psm
Jan 2023
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$390,000S$5,821 psm
Dec 2022
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
67 sqmS$378,000S$5,642 psm
Aug 2022
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
67 sqmS$365,000S$5,448 psm
Jul 2022
Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$345,888S$5,163 psm
Jun 2022
Blk 704 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
67 sqmS$360,000S$5,373 psm
May 2022
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
67 sqmS$325,000S$4,851 psm
Jan 2022
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
67 sqmS$270,000S$4,030 psm
Dec 2021
Blk 704 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
93 sqmS$439,000S$4,720 psm
See more

Showing 34 of 151.

Sale prices as filed in caveats.

Where the lease takes this

About 52 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years47 yearsS$352,381S$389,057S$419,530S$428,725
10 years42 yearsS$331,400S$403,975S$469,736S$490,553

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.