Blk 420 Clementi Ave 1
Project page · 99-year lease from 2013
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 420 | 07 TO 09 | 96 sqm | S$928,000 | S$9,667 psm | ×1.000 | S$9,667 psm |
| Jul 2026 | Blk 420 | 10 TO 12 | 92 sqm | S$927,000 | S$10,076 psm | ×1.000 | S$10,076 psm |
| Jun 2026 | Blk 420 | 22 TO 24 | 96 sqm | S$980,000 | S$10,208 psm | ×1.000 | S$10,208 psm |
| May 2026 | Blk 420 | 10 TO 12 | 96 sqm | S$935,000 | S$9,740 psm | ×1.000 | S$9,740 psm |
| Dec 2025 | Blk 420 | 28 TO 30 | 100 sqm | S$980,000 | S$9,800 psm | ×0.996 | S$9,762 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.
5.44% gross yield
S$51,000 of rent a year against the estimate above · 0.13 points below flats like it
Homes like this rent for about S$4,250 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 416 | 4 ROOM | S$4,000 |
| Aug 2026 | 418 | 4 ROOM | S$4,350 |
| Aug 2026 | 420 | 4 ROOM | S$4,000 |
| Aug 2026 | 420 | 4 ROOM | S$3,800 |
| Jul 2026 | 421 | 4 ROOM | S$5,000 |
| Jul 2026 | 418 | 4 ROOM | S$4,800 |
| Jul 2026 | 420 | 4 ROOM | S$4,600 |
| Jul 2026 | 420 | 4 ROOM | S$4,500 |
median of 24 HDB rental approvals for 4 ROOM on Clementi Ave 1 since 2025-10.
Buying or selling at S$937,104?
Buying: Stamp duty on S$937,104 · Cash and CPF needed on S$937,104 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$937,104.
Each opens with this figure filled in; change anything there.
Primary schools near 420 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
- Pei Tong Primary School · 615 m · no 2025 Phase 2C ballot
- Clementi Primary School · 837 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Hua Primary School · 1,285 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qifa Primary School · 1,287 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Henry Park Primary School · 1,713 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 1,842 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 420 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 96 sqm | S$928,000 | S$9,667 psm |
| Jul 2026 | Blk 420 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$927,000 | S$10,076 psm |
| Jun 2026 | Blk 420 · 4 ROOM · 22 TO 24 · Model A · 86 years left | 96 sqm | S$980,000 | S$10,208 psm |
| Jun 2026 | Blk 420 · 3 ROOM · 04 TO 06 · Model A · 86 years left | 74 sqm | S$648,000 | S$8,757 psm |
| May 2026 | Blk 420 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 96 sqm | S$935,000 | S$9,740 psm |
| May 2026 | Blk 420 · 3 ROOM · 04 TO 06 · Model A · 86 years left | 74 sqm | S$650,000 | S$8,784 psm |
| Dec 2025 | Blk 420 · 4 ROOM · 28 TO 30 · Model A · 87 years left | 100 sqm | S$980,000 | S$9,800 psm |
| Sept 2025 | Blk 420 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 96 sqm | S$915,000 | S$9,531 psm |
| Jun 2025 | Blk 420 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 91 sqm | S$850,000 | S$9,341 psm |
| Apr 2025 | Blk 420 · 4 ROOM · 16 TO 18 · Model A · 87 years left | 100 sqm | S$938,000 | S$9,380 psm |
| Apr 2025 | Blk 420 · 3 ROOM · 37 TO 39 · Model A · 88 years left | 74 sqm | S$730,000 | S$9,865 psm |
| Mar 2025 | Blk 420 · 4 ROOM · 37 TO 39 · Model A · 88 years left excluded: outlier | 91 sqm | S$1,050,000 | S$11,538 psm |
| Mar 2025 | Blk 420 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 73 sqm | S$638,000 | S$8,740 psm |
| Feb 2025 | Blk 420 · 4 ROOM · 31 TO 33 · Model A · 88 years left | 100 sqm | S$998,000 | S$9,980 psm |
| Feb 2025 | Blk 420 · 4 ROOM · 25 TO 27 · Model A · 88 years left | 92 sqm | S$948,888 | S$10,314 psm |
| Jan 2025 | Blk 420 · 3 ROOM · 25 TO 27 · Model A · 88 years left | 73 sqm | S$662,000 | S$9,068 psm |
| Nov 2024 | Blk 420 · 4 ROOM · 34 TO 36 · Model A · 88 years left | 96 sqm | S$1,000,000 | S$10,417 psm |
| Oct 2024 | Blk 420 · 4 ROOM · 31 TO 33 · Model A · 88 years left | 92 sqm | S$975,000 | S$10,598 psm |
| Aug 2024 | Blk 420 · 4 ROOM · 22 TO 24 · Model A · 88 years left | 91 sqm | S$915,000 | S$10,055 psm |
| Jul 2024 | Blk 420 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 100 sqm | S$910,000 | S$9,100 psm |
| Apr 2024 | Blk 420 · 4 ROOM · 19 TO 21 · Model A · 89 years left | 92 sqm | S$910,000 | S$9,891 psm |
| Mar 2024 | Blk 420 · 4 ROOM · 25 TO 27 · Model A · 89 years left | 92 sqm | S$895,000 | S$9,728 psm |
| Dec 2023 | Blk 420 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 100 sqm | S$778,000 | S$7,780 psm |
| Oct 2023 | Blk 420 · 4 ROOM · 16 TO 18 · Model A · 89 years left | 91 sqm | S$855,000 | S$9,396 psm |
| Sept 2023 | Blk 420 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 91 sqm | S$765,000 | S$8,407 psm |
| Jun 2023 | Blk 420 · 4 ROOM · 28 TO 30 · Model A · 89 years left | 91 sqm | S$842,000 | S$9,253 psm |
| Apr 2023 | Blk 420 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 100 sqm | S$883,888 | S$8,839 psm |
| Apr 2023 | Blk 420 · 4 ROOM · 25 TO 27 · Model A · 90 years left | 99 sqm | S$840,000 | S$8,485 psm |
| Apr 2023 | Blk 420 · 3 ROOM · 40 TO 42 · Model A · 90 years left | 74 sqm | S$675,000 | S$9,122 psm |
| Jan 2023 | Blk 420 · 3 ROOM · 16 TO 18 · Model A · 90 years left | 73 sqm | S$618,000 | S$8,466 psm |
| Sept 2022 | Blk 420 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 74 sqm | S$608,000 | S$8,216 psm |
| Aug 2022 | Blk 420 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 100 sqm | S$785,000 | S$7,850 psm |
| Jul 2022 | Blk 420 · 4 ROOM · 22 TO 24 · Model A · 90 years left | 96 sqm | S$828,000 | S$8,625 psm |
| Jun 2022 | Blk 420 · 3 ROOM · 28 TO 30 · Model A · 90 years left | 74 sqm | S$590,000 | S$7,973 psm |
| May 2022 | Blk 420 · 3 ROOM · 37 TO 39 · Model A · 90 years left | 74 sqm | S$620,000 | S$8,378 psm |
| Oct 2021 | Blk 420 · 4 ROOM · 07 TO 09 · Model A · 91 years left excluded: outlier | 96 sqm | S$695,000 | S$7,240 psm |
Showing 36 of 80.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 420 · 4 ROOM | S$4,000 | — |
| Aug 2026 | Blk 420 · 4 ROOM | S$3,800 | — |
| Jul 2026 | Blk 420 · 4 ROOM | S$4,600 | — |
| Jul 2026 | Blk 420 · 4 ROOM | S$4,500 | — |
| Jul 2026 | Blk 420 · 4 ROOM | S$4,100 | — |
| Apr 2026 | Blk 420 · 4 ROOM | S$4,300 | — |
| Mar 2026 | Blk 420 · 3 ROOM | S$3,400 | — |
| Jan 2026 | Blk 420 · 4 ROOM | S$4,500 | — |
| Nov 2025 | Blk 420 · 4 ROOM | S$4,000 | — |
| Nov 2025 | Blk 420 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 420 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 420 · 4 ROOM | S$4,700 | — |
| Jul 2025 | Blk 420 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 420 · 4 ROOM | S$4,500 | — |
| Apr 2025 | Blk 420 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 420 · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 420 · 4 ROOM | S$2,800 | — |
| Aug 2024 | Blk 420 · 4 ROOM | S$4,100 | — |
| Aug 2024 | Blk 420 · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 420 · 4 ROOM | S$4,500 | — |
| Jun 2024 | Blk 420 · 4 ROOM | S$4,200 | — |
| May 2024 | Blk 420 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 420 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 420 · 4 ROOM | S$4,950 | — |
| Feb 2024 | Blk 420 · 3 ROOM | S$3,600 | — |
| Jan 2024 | Blk 420 · 4 ROOM | S$3,800 | — |
| Jan 2024 | Blk 420 · 4 ROOM | S$3,800 | — |
| Nov 2023 | Blk 420 · 4 ROOM | S$4,000 | — |
| Nov 2023 | Blk 420 · 3 ROOM | S$2,200 | — |
| Sept 2023 | Blk 420 · 4 ROOM | S$4,800 | — |
| Sept 2023 | Blk 420 · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 420 · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 420 · 4 ROOM | S$3,750 | — |
| Aug 2023 | Blk 420 · 4 ROOM | S$1,820 | — |
| Aug 2023 | Blk 420 · 3 ROOM | S$1,200 | — |
| Jul 2023 | Blk 420 · 4 ROOM | S$4,600 | — |
| Jun 2023 | Blk 420 · 4 ROOM | S$4,400 | — |
| May 2023 | Blk 420 · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 420 · 4 ROOM | S$2,550 | — |
| Feb 2023 | Blk 420 · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 420 · 4 ROOM | S$2,400 | — |
| Oct 2022 | Blk 420 · 4 ROOM | S$2,800 | — |
| Sept 2022 | Blk 420 · 4 ROOM | S$4,000 | — |
| Aug 2022 | Blk 420 · 4 ROOM | S$4,200 | — |
| Aug 2022 | Blk 420 · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 420 · 4 ROOM | S$3,450 | — |
| May 2022 | Blk 420 · 4 ROOM | S$2,400 | — |
| Apr 2022 | Blk 420 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 420 · 3 ROOM | S$2,350 | — |
| Dec 2021 | Blk 420 · 4 ROOM | S$2,700 | — |
| Dec 2021 | Blk 420 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 420 · 3 ROOM | S$2,200 | — |
| Oct 2021 | Blk 420 · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 420 · 4 ROOM | S$2,800 | — |
| Aug 2021 | Blk 420 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 420 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 420 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 420 · 4 ROOM | S$2,880 | — |
| Jun 2021 | Blk 420 · 4 ROOM | S$2,400 | — |
| May 2021 | Blk 420 · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 420 · 3 ROOM | S$2,250 | — |
| Apr 2021 | Blk 420 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 420 · 3 ROOM | S$2,400 | — |
| Apr 2021 | Blk 420 · 3 ROOM | S$1,100 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 80 years | S$879,867 | S$971,444 | S$1,052,092 | S$1,070,492 |
| 10 years | 75 years | S$822,381 | S$1,002,478 | S$1,175,837 | S$1,217,325 |
| 20 years | 65 years | S$744,539 | S$1,106,345 | S$1,522,072 | S$1,631,376 |
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.