Blk 329 Clementi Ave 2
Project page · 99-year lease from 1978
Based on 5 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 329 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 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 |
| Apr 2026 | Blk 329 | 01 TO 03 | 67 sqm | S$458,888 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Jan 2026 | Blk 329 | 01 TO 03 | 67 sqm | S$435,000 | S$6,493 psm | ×0.997 | S$6,473 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.
8.20% gross yield
S$36,000 of rent a year against the estimate above · 0.42 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$438,888?
Buying: Stamp duty on S$438,888 · Cash and CPF needed on S$438,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$438,888.
Each opens with this figure filled in; change anything there.
Primary schools near 329 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 · 265 m · no 2025 Phase 2C ballot
- Clementi Primary School · 474 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Qifa Primary School · 1,064 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Henry Park Primary School · 1,810 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 329 · 3 ROOM · 04 TO 06 · New Generation · 51 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jun 2026 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 67 sqm | S$439,000 | S$6,552 psm |
| Jun 2026 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 82 sqm | S$535,000 | S$6,524 psm |
| Jun 2026 | Blk 329 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 67 sqm | S$438,888 | S$6,551 psm |
| Apr 2026 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 67 sqm | S$458,888 | S$6,849 psm |
| Feb 2026 | Blk 329 · 4 ROOM · 07 TO 09 · New Generation · 52 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jan 2026 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Sept 2024 | Blk 329 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$703,000 | S$7,641 psm |
| Sept 2024 | Blk 329 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 82 sqm | S$502,888 | S$6,133 psm |
| Sept 2024 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$426,000 | S$6,358 psm |
| Jul 2024 | Blk 329 · 5 ROOM · 07 TO 09 · Adjoined flat · 53 years left | 134 sqm | S$970,000 | S$7,239 psm |
| Jul 2024 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$418,000 | S$6,239 psm |
| Jul 2024 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$412,000 | S$6,149 psm |
| Jun 2024 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jun 2024 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Feb 2024 | Blk 329 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 82 sqm | S$488,000 | S$5,951 psm |
| Oct 2023 | Blk 329 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$408,888 | S$6,103 psm |
| Sept 2023 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 67 sqm | S$433,000 | S$6,463 psm |
| Aug 2023 | Blk 329 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Apr 2023 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 67 sqm | S$423,000 | S$6,313 psm |
| Mar 2023 | Blk 329 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 82 sqm | S$470,000 | S$5,732 psm |
| Mar 2023 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Feb 2023 | Blk 329 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Dec 2021 | Blk 329 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Nov 2021 | Blk 329 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$348,000 | S$5,194 psm |
Showing 25 of 102.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 329 · 3 ROOM | S$2,850 | — |
| Jul 2026 | Blk 329 · 3 ROOM | S$3,500 | — |
| Jul 2026 | Blk 329 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 329 · 3 ROOM | S$3,300 | — |
| Mar 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 329 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 329 · 3 ROOM | S$2,600 | — |
| Dec 2025 | Blk 329 · 3 ROOM | S$3,400 | — |
| Sept 2025 | Blk 329 · 3 ROOM | S$3,200 | — |
| Sept 2025 | Blk 329 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 329 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 329 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 329 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 329 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 329 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 329 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 329 · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 329 · 4 ROOM | S$3,900 | — |
| Jan 2025 | Blk 329 · 3 ROOM | S$3,400 | — |
| Jan 2025 | Blk 329 · 3 ROOM | S$3,100 | — |
| Jan 2025 | Blk 329 · 3 ROOM | S$3,100 | — |
| Jan 2025 | Blk 329 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 329 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 329 · 3 ROOM | S$3,300 | — |
| Oct 2024 | Blk 329 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 329 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 329 · 3 ROOM | S$2,750 | — |
| Aug 2024 | Blk 329 · 3 ROOM | S$2,700 | — |
| Aug 2024 | Blk 329 · 3 ROOM | S$2,300 | — |
| Jul 2024 | Blk 329 · 3 ROOM | S$3,200 | — |
| Jun 2024 | Blk 329 · 3 ROOM | S$2,900 | — |
| Jun 2024 | Blk 329 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 329 · 4 ROOM | S$2,200 | — |
| Mar 2024 | Blk 329 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 329 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 329 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 329 · 3 ROOM | S$2,600 | — |
| Jan 2024 | Blk 329 · 3 ROOM | S$3,500 | — |
| Dec 2023 | Blk 329 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 329 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 329 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 329 · 3 ROOM | S$2,300 | — |
| Jul 2023 | Blk 329 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 329 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 329 · 3 ROOM | S$3,100 | — |
| Apr 2023 | Blk 329 · 3 ROOM | S$2,950 | — |
| Mar 2023 | Blk 329 · 3 ROOM | S$2,400 | — |
| Jan 2023 | Blk 329 · 4 ROOM | S$4,300 | — |
| Jan 2023 | Blk 329 · 3 ROOM | S$3,400 | — |
| Jan 2023 | Blk 329 · 3 ROOM | S$2,900 | — |
| Sept 2022 | Blk 329 · 3 ROOM | S$1,750 | — |
| Aug 2022 | Blk 329 · 3 ROOM | S$2,950 | — |
| Aug 2022 | Blk 329 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 329 · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 329 · 3 ROOM | S$2,400 | — |
| Jun 2022 | Blk 329 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 329 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 329 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 329 · 3 ROOM | S$2,600 | — |
| Jan 2022 | Blk 329 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 329 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 329 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 329 · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 329 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 329 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 329 · 3 ROOM | S$2,400 | — |
| Jul 2021 | Blk 329 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 329 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 329 · 3 ROOM | S$2,500 | — |
| Apr 2021 | Blk 329 · 3 ROOM | S$2,300 | — |
| Apr 2021 | Blk 329 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 329 · 3 ROOM | S$2,200 | — |
| Jan 2021 | Blk 329 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 329 · 3 ROOM | S$1,700 | — |
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$416,781 | S$460,159 | S$498,361 | S$507,077 |
| 10 years | 40 years | S$392,501 | S$478,457 | S$561,197 | S$580,998 |
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.