Blk 421 Clementi Ave 1
Project page · 99-year lease from 2013
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 421 | 22 TO 24 | 96 sqm | S$996,888 | S$10,384 psm | ×1.000 | S$10,384 psm |
| Aug 2026 | Blk 421 | 07 TO 09 | 92 sqm | S$880,000 | S$9,565 psm | ×1.000 | S$9,565 psm |
| Jun 2026 | Blk 421 | 22 TO 24 | 96 sqm | S$970,000 | S$10,104 psm | ×1.000 | S$10,104 psm |
| Apr 2026 | Blk 421 | 25 TO 27 | 100 sqm | S$975,888 | S$9,759 psm | ×1.000 | S$9,759 psm |
| Mar 2026 | Blk 421 | 19 TO 21 | 96 sqm | S$985,000 | S$10,260 psm | ×0.997 | S$10,230 psm |
| Jan 2026 | Blk 421 | 31 TO 33 | 96 sqm | S$1,038,000 | S$10,813 psm | ×0.997 | S$10,781 psm |
| Nov 2025 | Blk 421 | 10 TO 12 | 100 sqm | S$965,000 | S$9,650 psm | ×0.996 | S$9,612 psm |
| Nov 2025 | Blk 421 | 22 TO 24 | 91 sqm | S$978,000 | S$10,747 psm | ×0.996 | S$10,705 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.
5.23% gross yield
S$51,000 of rent a year against the estimate above · 0.34 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$976,047?
Buying: Stamp duty on S$976,047 · Cash and CPF needed on S$976,047 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$976,047.
Each opens with this figure filled in; change anything there.
Primary schools near 421 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 · 706 m · no 2025 Phase 2C ballot
- Clementi Primary School · 851 m · no 2025 Phase 2C ballot
1 to 2 km
- Qifa Primary School · 1,230 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Hua Primary School · 1,313 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Henry Park Primary School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 421 · 4 ROOM · 22 TO 24 · Model A · 86 years left | 96 sqm | S$996,888 | S$10,384 psm |
| Aug 2026 | Blk 421 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$880,000 | S$9,565 psm |
| Jun 2026 | Blk 421 · 4 ROOM · 22 TO 24 · Model A · 86 years left | 96 sqm | S$970,000 | S$10,104 psm |
| May 2026 | Blk 421 · 3 ROOM · 19 TO 21 · Model A · 86 years left | 73 sqm | S$650,000 | S$8,904 psm |
| Apr 2026 | Blk 421 · 4 ROOM · 25 TO 27 · Model A · 86 years left | 100 sqm | S$975,888 | S$9,759 psm |
| Mar 2026 | Blk 421 · 4 ROOM · 19 TO 21 · Model A · 87 years left | 96 sqm | S$985,000 | S$10,260 psm |
| Jan 2026 | Blk 421 · 4 ROOM · 31 TO 33 · Model A · 87 years left | 96 sqm | S$1,038,000 | S$10,813 psm |
| Nov 2025 | Blk 421 · 4 ROOM · 22 TO 24 · Model A · 87 years left | 91 sqm | S$978,000 | S$10,747 psm |
| Nov 2025 | Blk 421 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 100 sqm | S$965,000 | S$9,650 psm |
| Aug 2025 | Blk 421 · 4 ROOM · 22 TO 24 · Model A · 87 years left | 100 sqm | S$970,000 | S$9,700 psm |
| Aug 2025 | Blk 421 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 91 sqm | S$942,888 | S$10,361 psm |
| May 2025 | Blk 421 · 4 ROOM · 25 TO 27 · Model A · 87 years left | 92 sqm | S$965,000 | S$10,489 psm |
| Apr 2025 | Blk 421 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 100 sqm | S$952,488 | S$9,525 psm |
| Mar 2025 | Blk 421 · 3 ROOM · 13 TO 15 · Model A · 88 years left | 74 sqm | S$728,000 | S$9,838 psm |
| Feb 2025 | Blk 421 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 91 sqm | S$855,000 | S$9,396 psm |
| Feb 2025 | Blk 421 · 4 ROOM · 19 TO 21 · Model A · 88 years left | 92 sqm | S$922,000 | S$10,022 psm |
| Feb 2025 | Blk 421 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 91 sqm | S$850,000 | S$9,341 psm |
| Jan 2025 | Blk 421 · 3 ROOM · 25 TO 27 · Model A · 88 years left | 73 sqm | S$720,000 | S$9,863 psm |
| Nov 2024 | Blk 421 · 3 ROOM · 01 TO 03 · Model A · 88 years left | 73 sqm | S$616,888 | S$8,451 psm |
| Jul 2024 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$915,000 | S$9,946 psm |
| Jun 2024 | Blk 421 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$755,000 | S$8,207 psm |
| May 2024 | Blk 421 · 3 ROOM · 25 TO 27 · Model A · 88 years left | 73 sqm | S$670,000 | S$9,178 psm |
| May 2024 | Blk 421 · 3 ROOM · 04 TO 06 · Model A · 88 years left | 74 sqm | S$600,000 | S$8,108 psm |
| Apr 2024 | Blk 421 · 4 ROOM · 34 TO 36 · Model A · 89 years left | 92 sqm | S$938,000 | S$10,196 psm |
| Mar 2024 | Blk 421 · 4 ROOM · 34 TO 36 · Model A · 89 years left | 100 sqm | S$935,888 | S$9,359 psm |
| Mar 2024 | Blk 421 · 4 ROOM · 13 TO 15 · Model A · 89 years left | 96 sqm | S$856,888 | S$8,926 psm |
| Feb 2024 | Blk 421 · 4 ROOM · 31 TO 33 · Model A · 89 years left | 92 sqm | S$888,000 | S$9,652 psm |
| Oct 2023 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 89 years left | 100 sqm | S$845,000 | S$8,450 psm |
| Oct 2023 | Blk 421 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 100 sqm | S$803,000 | S$8,030 psm |
| Oct 2023 | Blk 421 · 3 ROOM · 07 TO 09 · Model A · 89 years left | 73 sqm | S$608,000 | S$8,329 psm |
| Oct 2023 | Blk 421 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 73 sqm | S$598,000 | S$8,192 psm |
| Sept 2023 | Blk 421 · 4 ROOM · 25 TO 27 · Model A · 89 years left | 100 sqm | S$845,000 | S$8,450 psm |
| Sept 2023 | Blk 421 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 74 sqm | S$600,000 | S$8,108 psm |
| Aug 2023 | Blk 421 · 3 ROOM · 31 TO 33 · Model A · 89 years left | 73 sqm | S$665,000 | S$9,110 psm |
| Jun 2023 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 89 years left | 100 sqm | S$822,888 | S$8,229 psm |
| Jun 2023 | Blk 421 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 73 sqm | S$600,000 | S$8,219 psm |
| May 2023 | Blk 421 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 96 sqm | S$808,000 | S$8,417 psm |
| Mar 2023 | Blk 421 · 4 ROOM · 37 TO 39 · Model A · 90 years left | 91 sqm | S$880,000 | S$9,670 psm |
| Mar 2023 | Blk 421 · 4 ROOM · 37 TO 39 · Model A · 90 years left | 91 sqm | S$868,888 | S$9,548 psm |
| Mar 2023 | Blk 421 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 100 sqm | S$788,000 | S$7,880 psm |
| Feb 2023 | Blk 421 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 74 sqm | S$585,000 | S$7,905 psm |
| Jan 2023 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 90 years left | 99 sqm | S$808,000 | S$8,162 psm |
| Dec 2022 | Blk 421 · 4 ROOM · 25 TO 27 · Model A · 90 years left | 100 sqm | S$840,000 | S$8,400 psm |
| Dec 2022 | Blk 421 · 4 ROOM · 25 TO 27 · Model A · 90 years left | 99 sqm | S$828,000 | S$8,364 psm |
| Oct 2022 | Blk 421 · 4 ROOM · 37 TO 39 · Model A · 90 years left | 91 sqm | S$840,000 | S$9,231 psm |
| Jul 2022 | Blk 421 · 3 ROOM · 19 TO 21 · Model A · 90 years left | 74 sqm | S$565,000 | S$7,635 psm |
| Jun 2022 | Blk 421 · 4 ROOM · 34 TO 36 · Model A · 90 years left | 99 sqm | S$850,000 | S$8,586 psm |
| May 2022 | Blk 421 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$768,888 | S$8,357 psm |
| May 2022 | Blk 421 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Mar 2022 | Blk 421 · 4 ROOM · 31 TO 33 · Model A · 91 years left | 91 sqm | S$810,000 | S$8,901 psm |
| Mar 2022 | Blk 421 · 3 ROOM · 31 TO 33 · Model A · 91 years left | 74 sqm | S$590,000 | S$7,973 psm |
| Mar 2022 | Blk 421 · 3 ROOM · 31 TO 33 · Model A · 91 years left | 73 sqm | S$585,000 | S$8,014 psm |
| Nov 2021 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Nov 2021 | Blk 421 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 91 sqm | S$750,000 | S$8,242 psm |
Showing 54 of 110.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 421 · 4 ROOM | S$5,000 | — |
| Jul 2026 | Blk 421 · 4 ROOM | S$4,500 | — |
| Mar 2026 | Blk 421 · 4 ROOM | S$3,700 | — |
| Feb 2026 | Blk 421 · 4 ROOM | S$4,000 | — |
| Jan 2026 | Blk 421 · 4 ROOM | S$4,200 | — |
| Jan 2026 | Blk 421 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 421 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 421 · 4 ROOM | S$5,000 | — |
| Jul 2025 | Blk 421 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 421 · 4 ROOM | S$4,500 | — |
| Jun 2025 | Blk 421 · 3 ROOM | S$3,700 | — |
| Apr 2025 | Blk 421 · 4 ROOM | S$4,500 | — |
| Apr 2025 | Blk 421 · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 421 · 3 ROOM | S$3,400 | — |
| Apr 2025 | Blk 421 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 421 · 4 ROOM | S$3,900 | — |
| Nov 2024 | Blk 421 · 4 ROOM | S$3,600 | — |
| Sept 2024 | Blk 421 · 3 ROOM | S$3,800 | — |
| Aug 2024 | Blk 421 · 4 ROOM | S$4,700 | — |
| Aug 2024 | Blk 421 · 4 ROOM | S$4,500 | — |
| Aug 2024 | Blk 421 · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 421 · 4 ROOM | S$4,600 | — |
| Jun 2024 | Blk 421 · 4 ROOM | S$2,900 | — |
| Apr 2024 | Blk 421 · 4 ROOM | S$4,000 | — |
| Apr 2024 | Blk 421 · 3 ROOM | S$3,400 | — |
| Apr 2024 | Blk 421 · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 421 · 4 ROOM | S$1,800 | — |
| Jan 2024 | Blk 421 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 421 · 3 ROOM | S$3,600 | — |
| Dec 2023 | Blk 421 · 4 ROOM | S$4,800 | — |
| Dec 2023 | Blk 421 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 421 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 421 · 3 ROOM | S$4,100 | — |
| Jul 2023 | Blk 421 · 4 ROOM | S$4,500 | — |
| Jul 2023 | Blk 421 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 421 · 3 ROOM | S$3,800 | — |
| May 2023 | Blk 421 · 4 ROOM | S$2,400 | — |
| Apr 2023 | Blk 421 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 421 · 4 ROOM | S$3,100 | — |
| Dec 2022 | Blk 421 · 3 ROOM | S$1,800 | — |
| Sept 2022 | Blk 421 · 4 ROOM | S$5,000 | — |
| Sept 2022 | Blk 421 · 4 ROOM | S$2,600 | — |
| Aug 2022 | Blk 421 · 4 ROOM | S$1,800 | — |
| Jul 2022 | Blk 421 · 3 ROOM | S$3,400 | — |
| Jul 2022 | Blk 421 · 4 ROOM | S$2,600 | — |
| Jun 2022 | Blk 421 · 4 ROOM | S$2,900 | — |
| Jun 2022 | Blk 421 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 421 · 4 ROOM | S$3,500 | — |
| Mar 2022 | Blk 421 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 421 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 421 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 421 · 3 ROOM | S$2,400 | — |
| Jun 2021 | Blk 421 · 4 ROOM | S$2,550 | — |
| Apr 2021 | Blk 421 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 421 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 421 · 4 ROOM | S$3,000 | — |
| Jan 2021 | Blk 421 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 421 · 4 ROOM | S$2,250 | — |
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$916,431 | S$1,011,814 | S$1,095,814 | S$1,114,979 |
| 10 years | 75 years | S$856,557 | S$1,044,138 | S$1,224,701 | S$1,267,913 |
| 20 years | 65 years | S$775,479 | S$1,152,322 | S$1,585,325 | S$1,699,171 |
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.