Blk 342 Clementi Ave 5
Project page · 99-year lease from 1979
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 340 | 01 TO 03 | 121 sqm | S$720,000 | S$5,950 psm | ×1.000 | S$5,950 psm |
| Jul 2026 | Blk 340 | 07 TO 09 | 121 sqm | S$766,988 | S$6,339 psm | ×1.000 | S$6,339 psm |
| Dec 2025 | Blk 340 | 10 TO 12 | 121 sqm | S$780,000 | S$6,446 psm | ×0.996 | S$6,421 psm |
How accurate is this estimate for Clementi Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Clementi Ave 5 since.
- Median error
- 4.4%
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.
6.65% gross yield
S$51,000 of rent a year against the estimate above · 0.77 points above flats like it
Homes like this rent for about S$4,250 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Jul 2026 | 342 | 5 ROOM | S$4,200 |
| Jun 2026 | 340 | 5 ROOM | S$4,800 |
| Jun 2026 | 342 | 5 ROOM | S$4,500 |
| Jun 2026 | 340 | 5 ROOM | S$2,000 |
| Apr 2026 | 342 | 5 ROOM | S$4,300 |
| Mar 2026 | 340 | 5 ROOM | S$3,800 |
| Jan 2026 | 342 | 5 ROOM | S$4,500 |
| Oct 2025 | 342 | 5 ROOM | S$4,200 |
median of 8 HDB rental approvals for 5 ROOM on Clementi Ave 5 since 2025-10.
Buying or selling at S$766,988?
Buying: Stamp duty on S$766,988 · Cash and CPF needed on S$766,988 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$766,988.
Each opens with this figure filled in; change anything there.
Primary schools near 342 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 · 260 m · no 2025 Phase 2C ballot
- Clementi Primary School · 732 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 835 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Qifa Primary School · 1,494 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Henry Park Primary School · 1,526 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2025 | Blk 342 · 5 ROOM · 04 TO 06 · Improved · 53 years left | 121 sqm | S$715,000 | S$5,909 psm |
| Jan 2025 | Blk 342 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 98 sqm | S$610,000 | S$6,224 psm |
| Jul 2024 | Blk 342 · 5 ROOM · 07 TO 09 · Improved · 54 years left | 121 sqm | S$745,000 | S$6,157 psm |
| Jul 2024 | Blk 342 · 5 ROOM · 01 TO 03 · Improved · 54 years left | 121 sqm | S$645,000 | S$5,331 psm |
| Jan 2024 | Blk 342 · 5 ROOM · 01 TO 03 · Improved · 54 years left | 125 sqm | S$638,000 | S$5,104 psm |
| May 2023 | Blk 342 · 5 ROOM · 07 TO 09 · Improved · 55 years left | 121 sqm | S$700,000 | S$5,785 psm |
| Mar 2023 | Blk 342 · 5 ROOM · 04 TO 06 · Improved · 55 years left | 123 sqm | S$710,000 | S$5,772 psm |
| Mar 2023 | Blk 342 · 5 ROOM · 01 TO 03 · Improved · 55 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Aug 2022 | Blk 342 · 5 ROOM · 04 TO 06 · Improved · 56 years left | 123 sqm | S$745,000 | S$6,057 psm |
| Dec 2021 | Blk 342 · 5 ROOM · 10 TO 12 · Improved · 56 years left | 125 sqm | S$668,000 | S$5,344 psm |
| Oct 2021 | Blk 342 · 5 ROOM · 04 TO 06 · Improved · 57 years left | 121 sqm | S$630,000 | S$5,207 psm |
Showing 11 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 342 · 5 ROOM | S$4,200 | — |
| Jun 2026 | Blk 342 · 5 ROOM | S$4,500 | — |
| Apr 2026 | Blk 342 · 5 ROOM | S$4,300 | — |
| Feb 2026 | Blk 342 · 4 ROOM | S$3,850 | — |
| Jan 2026 | Blk 342 · 5 ROOM | S$4,500 | — |
| Oct 2025 | Blk 342 · 5 ROOM | S$4,200 | — |
| Sept 2025 | Blk 342 · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 342 · 5 ROOM | S$4,300 | — |
| May 2025 | Blk 342 · 5 ROOM | S$4,080 | — |
| Sept 2024 | Blk 342 · 5 ROOM | S$4,100 | — |
| Jun 2024 | Blk 342 · 5 ROOM | S$4,500 | — |
| Jan 2024 | Blk 342 · 5 ROOM | S$4,200 | — |
| Nov 2023 | Blk 342 · 4 ROOM | S$3,300 | — |
| Oct 2023 | Blk 342 · 5 ROOM | S$3,300 | — |
| Sept 2023 | Blk 342 · 5 ROOM | S$4,200 | — |
| Jul 2023 | Blk 342 · 5 ROOM | S$2,070 | — |
| May 2023 | Blk 342 · 5 ROOM | S$4,440 | — |
| Sept 2022 | Blk 342 · 5 ROOM | S$4,200 | — |
| Sept 2022 | Blk 342 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 342 · 4 ROOM | S$3,300 | — |
| Oct 2021 | Blk 342 · 5 ROOM | S$3,000 | — |
| Aug 2021 | Blk 342 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 342 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 342 · 5 ROOM | S$3,000 | — |
| Feb 2021 | Blk 342 · 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 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$728,353 | S$804,160 | S$870,921 | S$886,153 |
| 10 years | 41 years | S$685,923 | S$836,136 | S$980,730 | S$1,015,334 |
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.