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HDB · 120508

Blk 508 West Coast Dr

Project page · 99-year lease from 1978

Indicative value range
S$356,000 – S$366,000
Indicative mid S$362,000 · S$5,403 psm

Based on 3 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 50804 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
May 2026Blk 50804 TO 0667 sqmS$362,000S$5,403 psm×1.000S$5,403 psm
Apr 2026Blk 50807 TO 0967 sqmS$350,000S$5,224 psm×1.000S$5,224 psm

How accurate is this estimate for West Coast Dr?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 26 sales in West Coast Dr since.

Median error
4.7%

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.

9.28% gross yield

S$33,600 of rent a year against the estimate above · 0.66 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 36 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
Aug 20265093 ROOMS$3,000
Aug 20265063 ROOMS$2,800
Aug 20265073 ROOMS$1,800
Jul 20265093 ROOMS$2,900
Jul 20265063 ROOMS$2,800
Jul 20265103 ROOMS$2,800
Jul 20265083 ROOMS$2,450
Jun 20265073 ROOMS$3,100

median of 36 HDB rental approvals for 3 ROOM on West Coast Dr since 2025-10.

Buying or selling at S$362,000?

Buying: Stamp duty on S$362,000 · Cash and CPF needed on S$362,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$362,000.

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

Primary schools near 508 West Coast Dr

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 508 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
67 sqmS$370,000S$5,522 psm
May 2026
Blk 508 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
67 sqmS$362,000S$5,403 psm
Apr 2026
Blk 508 · 3 ROOM · 07 TO 09 · New Generation · 51 years left
67 sqmS$350,000S$5,224 psm
Aug 2025
Blk 508 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$417,000S$6,224 psm
Mar 2025
Blk 508 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$350,000S$5,224 psm
Oct 2024
Blk 508 · 3 ROOM · 13 TO 15 · New Generation · 53 years left
67 sqmS$412,000S$6,149 psm
Apr 2024
Blk 508 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
83 sqmS$420,000S$5,060 psm
Feb 2024
Blk 508 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$368,000S$5,493 psm
Dec 2023
Blk 508 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$349,000S$5,209 psm
Jan 2022
Blk 508 · 4 ROOM · 07 TO 09 · New Generation · 56 years left
92 sqmS$405,000S$4,402 psm
See more

Showing 10 of 86.

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$343,766S$379,545S$411,055S$418,243
10 years40 yearsS$323,740S$394,637S$462,882S$479,214

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.