Blk 332 Clementi Ave 2
Project page · 99-year lease from 1978
Based on 14 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 359 | 07 TO 09 | 92 sqm | S$610,888 | S$6,640 psm | ×1.000 | S$6,640 psm |
| Sept 2026 | Blk 333 | 10 TO 12 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Aug 2026 | Blk 335 | 07 TO 09 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Jul 2026 | Blk 359 | 07 TO 09 | 92 sqm | S$598,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Apr 2026 | Blk 328 | 04 TO 06 | 92 sqm | S$600,000 | S$6,522 psm | ×1.000 | S$6,522 psm |
| Mar 2026 | Blk 333 | 13 TO 15 | 92 sqm | S$668,000 | S$7,261 psm | ×0.997 | S$7,239 psm |
| Mar 2026 | Blk 332 | 04 TO 06 | 92 sqm | S$680,000 | S$7,391 psm | ×0.997 | S$7,370 psm |
| Feb 2026 | Blk 329 | 07 TO 09 | 92 sqm | S$595,000 | S$6,467 psm | ×0.997 | S$6,448 psm |
| Jan 2026 | Blk 351 | 04 TO 06 | 92 sqm | S$590,000 | S$6,413 psm | ×0.997 | S$6,394 psm |
| Jan 2026 | Blk 358 | 07 TO 09 | 92 sqm | S$610,000 | S$6,630 psm | ×0.997 | S$6,611 psm |
| Dec 2025 | Blk 349 | 04 TO 06 | 92 sqm | S$603,000 | S$6,554 psm | ×0.996 | S$6,529 psm |
| Dec 2025 | Blk 362 | 01 TO 03 | 90 sqm | S$570,000 | S$6,333 psm | ×0.996 | S$6,308 psm |
| Nov 2025 | Blk 359 | 04 TO 06 | 92 sqm | S$638,000 | S$6,935 psm | ×0.996 | S$6,908 psm |
| Nov 2025 | Blk 335 | 07 TO 09 | 92 sqm | S$628,888 | S$6,836 psm | ×0.996 | S$6,809 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.
7.83% gross yield
S$47,700 of rent a year against the estimate above · 0.77 points above flats like it
Homes like this rent for about S$3,975 a month, the middle of 52 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| Aug 2026 | 332 | 4 ROOM | S$4,550 |
| Aug 2026 | 331 | 4 ROOM | S$4,350 |
| Jul 2026 | 335 | 4 ROOM | S$4,200 |
| Jul 2026 | 334 | 4 ROOM | S$4,100 |
| Jul 2026 | 354 | 4 ROOM | S$4,100 |
| Jul 2026 | 358 | 4 ROOM | S$4,000 |
| Jun 2026 | 333 | 4 ROOM | S$4,600 |
| Jun 2026 | 333 | 4 ROOM | S$4,100 |
median of 52 HDB rental approvals for 4 ROOM on Clementi Ave 2 since 2025-10.
Buying or selling at S$609,100?
Buying: Stamp duty on S$609,100 · Cash and CPF needed on S$609,100 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$609,100.
Each opens with this figure filled in; change anything there.
Primary schools near 332 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 · 80 m · no 2025 Phase 2C ballot
- Clementi Primary School · 411 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 774 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Qifa Primary School · 1,109 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Henry Park Primary School · 1,770 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 332 · 4 ROOM · 04 TO 06 · New Generation · 51 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Aug 2024 | Blk 332 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Apr 2024 | Blk 332 · 4 ROOM · 13 TO 15 · New Generation · 54 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Aug 2023 | Blk 332 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jul 2023 | Blk 332 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Feb 2023 | Blk 332 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Oct 2021 | Blk 332 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Oct 2021 | Blk 332 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 92 sqm | S$530,000 | S$5,761 psm |
Showing 8 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 332 · 4 ROOM | S$4,550 | — |
| Jun 2026 | Blk 332 · 4 ROOM | S$2,600 | — |
| May 2026 | Blk 332 · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 332 · 4 ROOM | S$4,000 | — |
| Nov 2025 | Blk 332 · 4 ROOM | S$4,350 | — |
| Sept 2025 | Blk 332 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 332 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 332 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 332 · 4 ROOM | S$2,850 | — |
| Jun 2025 | Blk 332 · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 332 · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 332 · 4 ROOM | S$4,350 | — |
| Sept 2024 | Blk 332 · 4 ROOM | S$3,550 | — |
| Jul 2024 | Blk 332 · 4 ROOM | S$4,600 | — |
| May 2024 | Blk 332 · 4 ROOM | S$3,600 | — |
| Mar 2024 | Blk 332 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 332 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 332 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 332 · 4 ROOM | S$4,350 | — |
| Aug 2023 | Blk 332 · 4 ROOM | S$2,900 | — |
| Jun 2023 | Blk 332 · 4 ROOM | S$2,150 | — |
| Jun 2023 | Blk 332 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 332 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 332 · 4 ROOM | S$2,300 | — |
| Dec 2022 | Blk 332 · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 332 · 4 ROOM | S$3,750 | — |
| Sept 2022 | Blk 332 · 4 ROOM | S$3,400 | — |
| Sept 2022 | Blk 332 · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 332 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 332 · 4 ROOM | S$3,200 | — |
| Sept 2021 | Blk 332 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 332 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 332 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 332 · 4 ROOM | S$2,550 | — |
| Mar 2021 | Blk 332 · 4 ROOM | S$2,500 | — |
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$578,418 | S$638,620 | S$691,638 | S$703,734 |
| 10 years | 40 years | S$544,723 | S$664,014 | S$778,842 | S$806,323 |
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.