homequant
HDB · 120346

Blk 346 Clementi Ave 5

Project page · 99-year lease from 1979

Indicative value range
S$425,000 – S$435,000
Indicative mid S$426,738 · S$6,369 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 34610 TO 1267 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
May 2026Blk 34610 TO 1267 sqmS$464,500S$6,933 psm×1.000S$6,933 psm
May 2026Blk 34610 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Feb 2026Blk 34604 TO 0667 sqmS$428,000S$6,388 psm×0.997S$6,369 psm
Dec 2025Blk 34610 TO 1267 sqmS$420,000S$6,269 psm×0.996S$6,244 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.

8.72% gross yield

S$37,200 of rent a year against the estimate above · 0.1 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 114 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

ApprovedBlockFlatRent a month
Sept 20263263 ROOMS$3,900
Sept 20263273 ROOMS$3,800
Sept 20263463 ROOMS$3,200
Sept 20263793 ROOMS$2,858
Sept 20263793 ROOMS$1,200
Aug 20263263 ROOMS$3,700
Aug 20263393 ROOMS$3,600
Aug 20263433 ROOMS$3,300

median of 114 HDB rental approvals for 3 ROOM on Clementi Ave 5 since 2025-10.

Buying or selling at S$426,738?

Buying: Stamp duty on S$426,738 · Cash and CPF needed on S$426,738 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$426,738.

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

Primary schools near 346 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$425,000S$6,343 psm
May 2026
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$435,000S$6,493 psm
May 2026
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$464,500S$6,933 psm
Feb 2026
Blk 346 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$428,000S$6,388 psm
Dec 2025
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$420,000S$6,269 psm
Nov 2025
Blk 346 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
82 sqmS$452,000S$5,512 psm
Sept 2025
Blk 346 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
92 sqmS$609,000S$6,620 psm
Jul 2025
Blk 346 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$395,000S$5,896 psm
May 2025
Blk 346 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Apr 2025
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$435,000S$6,493 psm
Jan 2025
Blk 346 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
excluded: outlier
67 sqmS$350,000S$5,224 psm
Dec 2024
Blk 346 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
92 sqmS$540,000S$5,870 psm
Aug 2024
Blk 346 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$365,000S$5,448 psm
Jun 2024
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
excluded: outlier
82 sqmS$450,000S$5,488 psm
Nov 2023
Blk 346 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$378,000S$5,642 psm
Jul 2023
Blk 346 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
excluded: outlier
67 sqmS$330,000S$4,925 psm
Dec 2022
Blk 346 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$532,000S$5,783 psm
Sept 2022
Blk 346 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$325,000S$4,851 psm
Apr 2022
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$385,000S$5,746 psm
Apr 2022
Blk 346 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$323,000S$4,821 psm
Mar 2022
Blk 346 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$315,000S$4,701 psm
Jan 2022
Blk 346 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$390,000S$5,821 psm
See more

Showing 22 of 106.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$405,242S$447,420S$484,564S$493,039
10 years41 yearsS$381,635S$465,211S$545,660S$564,913

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.