Blk 328 Clementi Ave 2
Project page · 99-year lease from 1978
Based on 22 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 335 | 10 TO 12 | 67 sqm | S$432,000 | S$6,448 psm | ×1.000 | S$6,448 psm |
| Sept 2026 | Blk 331 | 07 TO 09 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Sept 2026 | Blk 330 | 04 TO 06 | 67 sqm | S$435,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| Sept 2026 | Blk 329 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jul 2026 | Blk 352 | 04 TO 06 | 67 sqm | S$400,888 | S$5,983 psm | ×1.000 | S$5,983 psm |
| Jul 2026 | Blk 363 | 07 TO 09 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Jul 2026 | Blk 334 | 01 TO 03 | 67 sqm | S$385,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Jul 2026 | Blk 334 | 07 TO 09 | 67 sqm | S$408,000 | S$6,090 psm | ×1.000 | S$6,090 psm |
| Jun 2026 | Blk 329 | 07 TO 09 | 67 sqm | S$438,888 | S$6,551 psm | ×1.000 | S$6,551 psm |
| Jun 2026 | Blk 329 | 10 TO 12 | 67 sqm | S$439,000 | S$6,552 psm | ×1.000 | S$6,552 psm |
| May 2026 | Blk 330 | 07 TO 09 | 67 sqm | S$455,000 | S$6,791 psm | ×1.000 | S$6,791 psm |
| May 2026 | Blk 330 | 01 TO 03 | 67 sqm | S$380,000 | S$5,672 psm | ×1.000 | S$5,672 psm |
| May 2026 | Blk 363 | 07 TO 09 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| May 2026 | Blk 351 | 10 TO 12 | 67 sqm | S$425,000 | S$6,343 psm | ×1.000 | S$6,343 psm |
| Apr 2026 | Blk 331 | 07 TO 09 | 67 sqm | S$455,000 | S$6,791 psm | ×1.000 | S$6,791 psm |
| Apr 2026 | Blk 329 | 01 TO 03 | 67 sqm | S$458,888 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Apr 2026 | Blk 351 | 01 TO 03 | 67 sqm | S$408,000 | S$6,090 psm | ×1.000 | S$6,090 psm |
| Feb 2026 | Blk 335 | 04 TO 06 | 67 sqm | S$430,000 | S$6,418 psm | ×0.997 | S$6,399 psm |
| Feb 2026 | Blk 364 | 07 TO 09 | 67 sqm | S$418,000 | S$6,239 psm | ×0.997 | S$6,220 psm |
| Feb 2026 | Blk 364 | 07 TO 09 | 67 sqm | S$430,000 | S$6,418 psm | ×0.997 | S$6,399 psm |
| Jan 2026 | Blk 329 | 01 TO 03 | 67 sqm | S$435,000 | S$6,493 psm | ×0.997 | S$6,473 psm |
| Jan 2026 | Blk 330 | 10 TO 12 | 67 sqm | S$460,000 | S$6,866 psm | ×0.997 | S$6,845 psm |
How accurate is this estimate for Clementi Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Clementi Ave 2 since.
- Median error
- 3.3%
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.
8.32% gross yield
S$36,000 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 101 approvals in the last year.
In Clementi, flats of this type with 50 to 59 years of lease left yield 8.62%, 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 330 | 3 ROOM | S$3,150 |
| Sept 2026 | 329 | 3 ROOM | S$2,850 |
| Aug 2026 | 363 | 3 ROOM | S$4,000 |
| Aug 2026 | 362 | 3 ROOM | S$3,500 |
| Aug 2026 | 351 | 3 ROOM | S$3,000 |
| Jul 2026 | 364 | 3 ROOM | S$3,800 |
| Jul 2026 | 329 | 3 ROOM | S$3,500 |
| Jul 2026 | 334 | 3 ROOM | S$3,500 |
median of 101 HDB rental approvals for 3 ROOM on Clementi Ave 2 since 2025-10.
Buying or selling at S$432,859?
Buying: Stamp duty on S$432,859 · Cash and CPF needed on S$432,859 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$432,859.
Each opens with this figure filled in; change anything there.
Primary schools near 328 Clementi Ave 2
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 · 164 m · no 2025 Phase 2C ballot
- Clementi Primary School · 397 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 804 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Qifa Primary School · 1,049 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Henry Park Primary School · 1,823 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 328 · 4 ROOM · 04 TO 06 · New Generation · 51 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jun 2025 | Blk 328 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jul 2024 | Blk 328 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$388,888 | S$5,804 psm |
| Jan 2023 | Blk 328 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$420,000 | S$6,269 psm |
Showing 4 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 328 · 3 ROOM | S$2,500 | — |
| Oct 2025 | Blk 328 · 3 ROOM | S$1,900 | — |
| Sept 2025 | Blk 328 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 328 · 4 ROOM | S$4,400 | — |
| Jun 2025 | Blk 328 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 328 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 328 · 3 ROOM | S$2,500 | — |
| Sept 2024 | Blk 328 · 3 ROOM | S$3,200 | — |
| Apr 2024 | Blk 328 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 328 · 3 ROOM | S$1,900 | — |
| Jun 2023 | Blk 328 · 4 ROOM | S$4,400 | — |
| Jun 2023 | Blk 328 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 328 · 4 ROOM | S$3,250 | — |
| Jan 2023 | Blk 328 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 328 · 3 ROOM | S$2,500 | — |
| May 2022 | Blk 328 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 328 · 3 ROOM | S$2,100 | — |
| Nov 2021 | Blk 328 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 328 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 328 · 4 ROOM | S$2,700 | — |
| Jun 2021 | Blk 328 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 328 · 4 ROOM | S$2,600 | — |
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 50 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$411,055 | S$453,838 | S$491,515 | S$500,111 |
| 10 years | 40 years | S$387,109 | S$471,884 | S$553,487 | S$573,016 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.