homequant
HDB · 120378

Blk 378 Clementi Ave 5

Project page · 99-year lease from 1980

Indicative value range
S$418,175 – S$458,643
Indicative mid S$430,000 · S$6,418 psm

Based on 19 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

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 34307 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Oct 2026Blk 34304 TO 0667 sqmS$378,000S$5,642 psm×1.000S$5,642 psm
Sept 2026Blk 34510 TO 1267 sqmS$418,000S$6,239 psm×1.000S$6,239 psm
Aug 2026Blk 37910 TO 1267 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
Aug 2026Blk 34610 TO 1267 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Jun 2026Blk 34507 TO 0967 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
May 2026Blk 34107 TO 0967 sqmS$430,000S$6,418 psm×1.000S$6,418 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
Apr 2026Blk 37910 TO 1267 sqmS$470,000S$7,015 psm×1.000S$7,015 psm
Mar 2026Blk 32704 TO 0667 sqmS$476,000S$7,104 psm×0.997S$7,084 psm
Mar 2026Blk 34504 TO 0667 sqmS$433,000S$6,463 psm×0.997S$6,444 psm
Feb 2026Blk 34604 TO 0667 sqmS$428,000S$6,388 psm×0.997S$6,369 psm
Feb 2026Blk 34510 TO 1267 sqmS$418,000S$6,239 psm×0.997S$6,220 psm
Feb 2026Blk 32604 TO 0667 sqmS$455,000S$6,791 psm×0.997S$6,771 psm
Jan 2026Blk 33910 TO 1267 sqmS$435,000S$6,493 psm×0.997S$6,473 psm
Jan 2026Blk 32613 TO 1567 sqmS$465,000S$6,940 psm×0.997S$6,920 psm
Dec 2025Blk 34610 TO 1267 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Dec 2025Blk 38001 TO 0368 sqmS$478,000S$7,029 psm×0.996S$7,002 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.

8.65% gross yield

S$37,200 of rent a year against the estimate above · 0.03 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$430,000?

Buying: Stamp duty on S$430,000 · Cash and CPF needed on S$430,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$430,000.

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

Primary schools near 378 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

No sales in the last five years.

See more

Showing 0 of 7.

Sale prices as filed in caveats.

Where the lease takes this

About 52 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 years47 yearsS$408,340S$450,840S$488,269S$496,808
10 years42 yearsS$384,552S$468,767S$549,831S$569,232

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.