homequant
HDB · 120416

Blk 416 Clementi Ave 1

Project page · 99-year lease from 2013

Indicative value range
S$1,060,777 – S$1,215,666
Indicative mid S$1,130,339 · S$9,661 psm

Based on 6 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
Sept 2026Blk 41631 TO 33117 sqmS$1,230,888S$10,520 psm×1.000S$10,520 psm
Aug 2026Blk 41604 TO 06117 sqmS$1,000,000S$8,547 psm×1.000S$8,547 psm
May 2026Blk 41634 TO 36118 sqmS$1,180,000S$10,000 psm×1.000S$10,000 psm
May 2026Blk 41622 TO 24118 sqmS$1,100,000S$9,322 psm×1.000S$9,322 psm
Apr 2026Blk 41631 TO 33113 sqmS$1,208,000S$10,690 psm×1.000S$10,690 psm
Dec 2025Blk 41616 TO 18113 sqmS$1,018,888S$9,017 psm×0.996S$8,981 psm

How accurate is this estimate for Clementi Ave 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Clementi Ave 1 since.

Median error
3.2%

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.

4.96% gross yield

S$56,100 of rent a year against the estimate above · 0.6 points above flats like it

Homes like this rent for about S$4,675 a month, the middle of 12 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 20264165 ROOMS$5,100
Sept 20264255 ROOMS$5,000
Sept 20264165 ROOMS$4,500
Jul 20264255 ROOMS$4,850
Jul 20264165 ROOMS$4,700
Jun 20264165 ROOMS$3,500
May 20264255 ROOMS$4,700
May 20264255 ROOMS$4,200

median of 12 HDB rental approvals for 5 ROOM on Clementi Ave 1 since 2025-10.

Buying or selling at S$1,130,339?

Buying: Stamp duty on S$1,130,339 · Cash and CPF needed on S$1,130,339 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,130,339.

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

Primary schools near 416 Clementi Ave 1

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
Sept 2026
Blk 416 · 5 ROOM · 31 TO 33 · Improved · 86 years left
117 sqmS$1,230,888S$10,520 psm
Aug 2026
Blk 416 · 5 ROOM · 04 TO 06 · Improved · 86 years left
117 sqmS$1,000,000S$8,547 psm
Aug 2026
Blk 416 · 4 ROOM · 25 TO 27 · Model A · 86 years left
99 sqmS$960,000S$9,697 psm
May 2026
Blk 416 · 5 ROOM · 22 TO 24 · Improved · 86 years left
118 sqmS$1,100,000S$9,322 psm
May 2026
Blk 416 · 5 ROOM · 34 TO 36 · Improved · 86 years left
118 sqmS$1,180,000S$10,000 psm
Apr 2026
Blk 416 · 5 ROOM · 31 TO 33 · Improved · 86 years left
113 sqmS$1,208,000S$10,690 psm
Apr 2026
Blk 416 · 4 ROOM · 31 TO 33 · Model A · 87 years left
100 sqmS$958,888S$9,589 psm
Mar 2026
Blk 416 · 4 ROOM · 25 TO 27 · Model A · 87 years left
99 sqmS$968,000S$9,778 psm
Dec 2025
Blk 416 · 5 ROOM · 16 TO 18 · Improved · 87 years left
113 sqmS$1,018,888S$9,017 psm
Aug 2025
Blk 416 · 5 ROOM · 16 TO 18 · Improved · 87 years left
excluded: outlier
117 sqmS$960,000S$8,205 psm
Jul 2025
Blk 416 · 5 ROOM · 40 TO 42 · Improved · 87 years left
118 sqmS$1,228,000S$10,407 psm
Apr 2025
Blk 416 · 5 ROOM · 37 TO 39 · Improved · 88 years left
117 sqmS$1,182,888S$10,110 psm
Apr 2025
Blk 416 · 4 ROOM · 07 TO 09 · Model A · 88 years left
100 sqmS$888,000S$8,880 psm
Mar 2025
Blk 416 · 4 ROOM · 07 TO 09 · Model A · 88 years left
100 sqmS$914,888S$9,149 psm
Feb 2025
Blk 416 · 5 ROOM · 34 TO 36 · Improved · 88 years left
121 sqmS$1,200,000S$9,917 psm
Jan 2025
Blk 416 · 5 ROOM · 25 TO 27 · Improved · 88 years left
113 sqmS$1,200,000S$10,619 psm
Dec 2024
Blk 416 · 4 ROOM · 28 TO 30 · Model A · 88 years left
100 sqmS$988,000S$9,880 psm
Nov 2024
Blk 416 · 5 ROOM · 19 TO 21 · Improved · 88 years left
118 sqmS$1,155,000S$9,788 psm
Sept 2024
Blk 416 · 5 ROOM · 07 TO 09 · Improved · 88 years left
113 sqmS$1,045,000S$9,248 psm
Aug 2024
Blk 416 · 4 ROOM · 31 TO 33 · Model A · 88 years left
100 sqmS$958,000S$9,580 psm
Jul 2024
Blk 416 · 5 ROOM · 07 TO 09 · Improved · 88 years left
excluded: outlier
113 sqmS$950,000S$8,407 psm
May 2024
Blk 416 · 5 ROOM · 22 TO 24 · Improved · 88 years left
113 sqmS$1,020,000S$9,027 psm
Mar 2024
Blk 416 · 5 ROOM · 13 TO 15 · Improved · 89 years left
113 sqmS$1,030,000S$9,115 psm
Mar 2023
Blk 416 · 4 ROOM · 04 TO 06 · Model A · 90 years left
100 sqmS$760,000S$7,600 psm
Oct 2022
Blk 416 · 4 ROOM · 13 TO 15 · Model A · 90 years left
100 sqmS$805,000S$8,050 psm
Aug 2022
Blk 416 · 4 ROOM · 04 TO 06 · Model A · 90 years left
100 sqmS$785,000S$7,850 psm
Jul 2022
Blk 416 · 5 ROOM · 31 TO 33 · Improved · 90 years left
121 sqmS$975,000S$8,058 psm
Jul 2022
Blk 416 · 5 ROOM · 10 TO 12 · Improved · 90 years left
121 sqmS$955,000S$7,893 psm
Jun 2022
Blk 416 · 5 ROOM · 07 TO 09 · Improved · 90 years left
113 sqmS$895,000S$7,920 psm
May 2022
Blk 416 · 4 ROOM · 37 TO 39 · Model A · 90 years left
100 sqmS$865,000S$8,650 psm
Mar 2022
Blk 416 · 5 ROOM · 28 TO 30 · Improved · 91 years left
113 sqmS$930,000S$8,230 psm
Jan 2022
Blk 416 · 4 ROOM · 19 TO 21 · Model A · 91 years left
99 sqmS$796,000S$8,040 psm
Nov 2021
Blk 416 · 5 ROOM · 28 TO 30 · Improved · 91 years left
117 sqmS$947,000S$8,094 psm
See more

Showing 33 of 70.

Sale prices as filed in caveats.

Where the lease takes this

About 85 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 years80 yearsS$1,061,299S$1,171,760S$1,269,039S$1,291,233
10 years75 yearsS$991,960S$1,209,193S$1,418,300S$1,468,343
20 years65 yearsS$898,066S$1,334,479S$1,835,931S$1,967,773

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.