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HDB · 120356

Blk 356 Clementi Ave 2

Project page · 99-year lease from 1978

Indicative value range
S$766,029 – S$837,217
Indicative mid S$791,045 · S$6,761 psm

Based on 6 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 35507 TO 09117 sqmS$860,000S$7,350 psm×1.000S$7,350 psm
Jul 2026Blk 33616 TO 18119 sqmS$808,000S$6,790 psm×1.000S$6,790 psm
Jul 2026Blk 33604 TO 06119 sqmS$740,000S$6,218 psm×1.000S$6,218 psm
May 2026Blk 33616 TO 18119 sqmS$771,788S$6,486 psm×1.000S$6,486 psm
Mar 2026Blk 35513 TO 15117 sqmS$854,000S$7,299 psm×0.997S$7,278 psm
Feb 2026Blk 35610 TO 12117 sqmS$790,000S$6,752 psm×0.997S$6,732 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.

6.22% gross yield

S$49,200 of rent a year against the estimate above · 0.34 points above flats like it

Homes like this rent for about S$4,100 a month, the middle of 25 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

ApprovedBlockFlatRent a month
Sept 20263375 ROOMS$4,200
Jul 20263565 ROOMS$4,500
Jul 20263375 ROOMS$4,300
Jul 20263565 ROOMS$4,200
Jul 20263555 ROOMS$2,650
Jun 20263555 ROOMS$4,400
Jun 20263575 ROOMS$3,300
May 20263365 ROOMS$4,200

median of 25 HDB rental approvals for 5 ROOM on Clementi Ave 2 since 2025-10.

Buying or selling at S$791,045?

Buying: Stamp duty on S$791,045 · Cash and CPF needed on S$791,045 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$791,045.

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

Primary schools near 356 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
Feb 2026
Blk 356 · 5 ROOM · 10 TO 12 · Standard · 51 years left
117 sqmS$790,000S$6,752 psm
Nov 2025
Blk 356 · 5 ROOM · 01 TO 03 · Standard · 51 years left
excluded: outlier
117 sqmS$680,000S$5,812 psm
Sept 2025
Blk 356 · 5 ROOM · 22 TO 24 · Standard · 52 years left
117 sqmS$830,000S$7,094 psm
Sept 2025
Blk 356 · 5 ROOM · 07 TO 09 · Standard · 52 years left
117 sqmS$800,000S$6,838 psm
Feb 2025
Blk 356 · 5 ROOM · 16 TO 18 · Standard · 52 years left
117 sqmS$830,000S$7,094 psm
Nov 2024
Blk 356 · 5 ROOM · 22 TO 24 · Standard · 52 years left
117 sqmS$820,000S$7,009 psm
Apr 2023
Blk 356 · 5 ROOM · 04 TO 06 · Standard · 54 years left
117 sqmS$718,888S$6,144 psm
Nov 2021
Blk 356 · 5 ROOM · 04 TO 06 · Standard · 55 years left
117 sqmS$610,000S$5,214 psm
See more

Showing 8 of 39.

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$751,199S$829,384S$898,239S$913,948
10 years40 yearsS$707,438S$862,363S$1,011,492S$1,047,181

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.