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HDB · 120351

Blk 351 Clementi Ave 2

Project page · 99-year lease from 1978

Indicative value range
S$417,575 – S$440,000
Indicative mid S$432,859 · S$6,461 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 33510 TO 1267 sqmS$432,000S$6,448 psm×1.000S$6,448 psm
Sept 2026Blk 33107 TO 0967 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Sept 2026Blk 33004 TO 0667 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Sept 2026Blk 32904 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jul 2026Blk 35204 TO 0667 sqmS$400,888S$5,983 psm×1.000S$5,983 psm
Jul 2026Blk 36307 TO 0967 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 33401 TO 0367 sqmS$385,000S$5,746 psm×1.000S$5,746 psm
Jul 2026Blk 33407 TO 0967 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Jun 2026Blk 32907 TO 0967 sqmS$438,888S$6,551 psm×1.000S$6,551 psm
Jun 2026Blk 32910 TO 1267 sqmS$439,000S$6,552 psm×1.000S$6,552 psm
May 2026Blk 33007 TO 0967 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
May 2026Blk 33001 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
May 2026Blk 36307 TO 0967 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
May 2026Blk 35110 TO 1267 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Apr 2026Blk 33107 TO 0967 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Apr 2026Blk 32901 TO 0367 sqmS$458,888S$6,849 psm×1.000S$6,849 psm
Apr 2026Blk 35101 TO 0367 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Feb 2026Blk 33504 TO 0667 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Feb 2026Blk 36407 TO 0967 sqmS$418,000S$6,239 psm×0.997S$6,220 psm
Feb 2026Blk 36407 TO 0967 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Jan 2026Blk 32901 TO 0367 sqmS$435,000S$6,493 psm×0.997S$6,473 psm
Jan 2026Blk 33010 TO 1267 sqmS$460,000S$6,866 psm×0.997S$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

ApprovedBlockFlatRent a month
Sept 20263303 ROOMS$3,150
Sept 20263293 ROOMS$2,850
Aug 20263633 ROOMS$4,000
Aug 20263623 ROOMS$3,500
Aug 20263513 ROOMS$3,000
Jul 20263643 ROOMS$3,800
Jul 20263293 ROOMS$3,500
Jul 20263343 ROOMS$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 351 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 351 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
67 sqmS$425,000S$6,343 psm
Apr 2026
Blk 351 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
67 sqmS$408,000S$6,090 psm
Jan 2026
Blk 351 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
92 sqmS$590,000S$6,413 psm
Sept 2025
Blk 351 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$410,000S$6,119 psm
Apr 2025
Blk 351 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$388,000S$5,791 psm
Sept 2024
Blk 351 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$415,000S$6,194 psm
Aug 2024
Blk 351 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Jul 2024
Blk 351 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$600,000S$6,522 psm
Dec 2023
Blk 351 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Oct 2023
Blk 351 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$385,000S$5,746 psm
Jun 2023
Blk 351 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$370,000S$5,522 psm
May 2023
Blk 351 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$380,000S$5,672 psm
Apr 2023
Blk 351 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$385,000S$5,746 psm
Feb 2023
Blk 351 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$490,000S$5,326 psm
Jan 2023
Blk 351 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$430,000S$6,418 psm
Dec 2022
Blk 351 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$368,000S$5,493 psm
Dec 2022
Blk 351 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$365,000S$5,448 psm
Aug 2022
Blk 351 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$358,888S$5,357 psm
Feb 2022
Blk 351 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
82 sqmS$425,000S$5,183 psm
Nov 2021
Blk 351 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$330,000S$4,925 psm
See more

Showing 20 of 120.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$411,055S$453,838S$491,515S$500,111
10 years40 yearsS$387,109S$471,884S$553,487S$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.