homequant
HDB · 120434

Blk 434 Clementi Ave 3

Project page · 99-year lease from 1978

Indicative value range
S$447,750 – S$463,388
Indicative mid S$454,000 · S$6,776 psm

Based on 4 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
Oct 2026Blk 43407 TO 0967 sqmS$432,000S$6,448 psm×1.000S$6,448 psm
Sept 2026Blk 43404 TO 0667 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Jul 2026Blk 43410 TO 1267 sqmS$453,000S$6,761 psm×1.000S$6,761 psm
Jan 2026Blk 43410 TO 1267 sqmS$490,000S$7,313 psm×0.997S$7,292 psm

How accurate is this estimate for Clementi Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 96 sales in Clementi Ave 3 since.

Median error
4.2%

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.

8.46% gross yield

S$38,400 of rent a year against the estimate above · 0.16 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 97 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 2026440B3 ROOMS$4,200
Sept 2026440A3 ROOMS$4,000
Sept 2026440B3 ROOMS$3,700
Sept 20264303 ROOMS$3,300
Sept 20264283 ROOMS$3,000
Aug 20264273 ROOMS$4,000
Aug 20264353 ROOMS$3,750
Aug 2026440A3 ROOMS$3,700

median of 97 HDB rental approvals for 3 ROOM on Clementi Ave 3 since 2025-10.

Buying or selling at S$454,000?

Buying: Stamp duty on S$454,000 · Cash and CPF needed on S$454,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$454,000.

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

Primary schools near 434 Clementi Ave 3

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 434 · 3 ROOM · 07 TO 09 · New Generation · 51 years left
67 sqmS$432,000S$6,448 psm
Sept 2026
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
67 sqmS$455,000S$6,791 psm
Jul 2026
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$453,000S$6,761 psm
Jan 2026
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$490,000S$7,313 psm
Nov 2024
Blk 434 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$395,000S$5,896 psm
Apr 2023
Blk 434 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
82 sqmS$470,000S$5,732 psm
Mar 2023
Blk 434 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
91 sqmS$620,000S$6,813 psm
Jan 2023
Blk 434 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
91 sqmS$608,888S$6,691 psm
Nov 2022
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
81 sqmS$455,000S$5,617 psm
Aug 2022
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$395,000S$5,896 psm
Apr 2022
Blk 434 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$355,000S$5,299 psm
Jan 2022
Blk 434 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
82 sqmS$410,000S$5,000 psm
See more

Showing 12 of 75.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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 years45 yearsS$431,131S$476,004S$515,521S$524,537
10 years40 yearsS$406,016S$494,931S$580,520S$601,003

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.