Blk 423 Clementi Ave 1
Project page · 99-year lease from 2013
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 418 | 04 TO 06 | 50 sqm | S$425,000 | S$8,500 psm | ×1.000 | S$8,500 psm |
| May 2026 | Blk 418 | 13 TO 15 | 49 sqm | S$415,000 | S$8,469 psm | ×1.000 | S$8,469 psm |
| Mar 2026 | Blk 423 | 04 TO 06 | 49 sqm | S$458,000 | S$9,347 psm | ×0.997 | S$9,319 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.
7.92% gross yield
S$33,000 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$2,750 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 |
|---|---|---|---|
| Jun 2026 | 423 | 2 ROOM | S$2,500 |
| Feb 2026 | 423 | 2 ROOM | S$2,300 |
| Jan 2026 | 423 | 2 ROOM | S$3,000 |
| Jan 2026 | 423 | 2 ROOM | S$3,000 |
median of 4 HDB rental approvals for 2 ROOM on Clementi Ave 1 since 2025-10.
Buying or selling at S$416,500?
Buying: Stamp duty on S$416,500 · Cash and CPF needed on S$416,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$416,500.
Each opens with this figure filled in; change anything there.
Primary schools near 423 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 · 703 m · no 2025 Phase 2C ballot
- Clementi Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qifa Primary School · 1,387 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Hua Primary School · 1,393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Henry Park Primary School · 1,658 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 1,733 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 423 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 99 sqm | S$962,000 | S$9,717 psm |
| Jul 2026 | Blk 423 · 3 ROOM · 04 TO 06 · Model A · 86 years left | 75 sqm | S$710,000 | S$9,467 psm |
| Mar 2026 | Blk 423 · 2 ROOM · 04 TO 06 · Model A · 87 years left | 49 sqm | S$458,000 | S$9,347 psm |
| Jul 2025 | Blk 423 · 2 ROOM · 07 TO 09 · Model A · 87 years left | 49 sqm | S$423,000 | S$8,633 psm |
| Jul 2025 | Blk 423 · 2 ROOM · 25 TO 27 · Model A · 87 years left | 49 sqm | S$475,000 | S$9,694 psm |
| Feb 2025 | Blk 423 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 100 sqm | S$979,000 | S$9,790 psm |
| Jan 2025 | Blk 423 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 99 sqm | S$931,888 | S$9,413 psm |
| Sept 2024 | Blk 423 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 70 sqm | S$680,000 | S$9,714 psm |
| Jul 2024 | Blk 423 · 2 ROOM · 25 TO 27 · Model A · 88 years left | 49 sqm | S$422,000 | S$8,612 psm |
| Jun 2024 | Blk 423 · 2 ROOM · 22 TO 24 · Model A · 88 years left | 49 sqm | S$475,000 | S$9,694 psm |
| Dec 2023 | Blk 423 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 70 sqm | S$575,000 | S$8,214 psm |
| Nov 2023 | Blk 423 · 3 ROOM · 13 TO 15 · Model A · 89 years left | 70 sqm | S$615,000 | S$8,786 psm |
| Jan 2023 | Blk 423 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 99 sqm | S$825,000 | S$8,333 psm |
| Jan 2023 | Blk 423 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 100 sqm | S$805,000 | S$8,050 psm |
| Dec 2022 | Blk 423 · 2 ROOM · 10 TO 12 · Model A · 90 years left | 49 sqm | S$380,000 | S$7,755 psm |
| Aug 2022 | Blk 423 · 2 ROOM · 22 TO 24 · Model A · 90 years left | 50 sqm | S$398,000 | S$7,960 psm |
| Aug 2022 | Blk 423 · 2 ROOM · 19 TO 21 · Model A · 90 years left | 50 sqm | S$391,888 | S$7,838 psm |
| May 2022 | Blk 423 · 4 ROOM · 22 TO 24 · Model A · 90 years left | 100 sqm | S$812,000 | S$8,120 psm |
| Jan 2022 | Blk 423 · 3 ROOM · 13 TO 15 · Model A · 91 years left | 75 sqm | S$560,000 | S$7,467 psm |
| Jan 2022 | Blk 423 · 2 ROOM · 04 TO 06 · Model A · 91 years left | 49 sqm | S$346,000 | S$7,061 psm |
| Oct 2021 | Blk 423 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 100 sqm | S$760,000 | S$7,600 psm |
Showing 21 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 423 · 2 ROOM | S$2,500 | — |
| May 2026 | Blk 423 · 4 ROOM | S$4,700 | — |
| May 2026 | Blk 423 · 4 ROOM | S$4,200 | — |
| Feb 2026 | Blk 423 · 2 ROOM | S$2,300 | — |
| Jan 2026 | Blk 423 · 2 ROOM | S$3,000 | — |
| Jan 2026 | Blk 423 · 2 ROOM | S$3,000 | — |
| Dec 2025 | Blk 423 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 423 · 2 ROOM | S$2,900 | — |
| Jun 2025 | Blk 423 · 2 ROOM | S$3,000 | — |
| May 2025 | Blk 423 · 2 ROOM | S$2,800 | — |
| Apr 2025 | Blk 423 · 4 ROOM | S$4,450 | — |
| Mar 2025 | Blk 423 · 2 ROOM | S$2,900 | — |
| Feb 2025 | Blk 423 · 4 ROOM | S$4,700 | — |
| Feb 2025 | Blk 423 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 423 · 2 ROOM | S$2,967 | — |
| Dec 2024 | Blk 423 · 3 ROOM | S$3,500 | — |
| Jun 2024 | Blk 423 · 2 ROOM | S$2,500 | — |
| Apr 2024 | Blk 423 · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 423 · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 423 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 423 · 3 ROOM | S$3,500 | — |
| Nov 2023 | Blk 423 · 2 ROOM | S$1,750 | — |
| Jun 2023 | Blk 423 · 2 ROOM | S$3,000 | — |
| Jun 2023 | Blk 423 · 2 ROOM | S$2,800 | — |
| Mar 2023 | Blk 423 · 2 ROOM | S$2,800 | — |
| Nov 2022 | Blk 423 · 4 ROOM | S$3,150 | — |
| Nov 2022 | Blk 423 · 2 ROOM | S$2,900 | — |
| Aug 2022 | Blk 423 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 423 · 2 ROOM | S$2,300 | — |
| Dec 2021 | Blk 423 · 4 ROOM | S$2,550 | — |
| Dec 2021 | Blk 423 · 2 ROOM | S$2,350 | — |
| Nov 2021 | Blk 423 · 2 ROOM | S$1,750 | — |
| Apr 2021 | Blk 423 · 3 ROOM | S$2,400 | — |
| Feb 2021 | Blk 423 · 3 ROOM | S$1,750 | — |
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$391,061 | S$431,763 | S$467,607 | S$475,785 |
| 10 years | 75 years | S$365,511 | S$445,556 | S$522,606 | S$541,045 |
| 20 years | 65 years | S$330,913 | S$491,720 | S$676,492 | S$725,072 |
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.