Blk 509 West Coast Dr
Project page · 99-year lease from 1978
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 508 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| Aug 2026 | Blk 510 | 10 TO 12 | 67 sqm | S$380,000 | S$5,672 psm | ×1.000 | S$5,672 psm |
| Aug 2026 | Blk 507 | 10 TO 12 | 67 sqm | S$375,888 | S$5,610 psm | ×1.000 | S$5,610 psm |
| Jul 2026 | Blk 509 | 01 TO 03 | 67 sqm | S$355,000 | S$5,299 psm | ×1.000 | S$5,299 psm |
| Jun 2026 | Blk 506 | 01 TO 03 | 67 sqm | S$375,000 | S$5,597 psm | ×1.000 | S$5,597 psm |
| Jun 2026 | Blk 509 | 07 TO 09 | 67 sqm | S$350,000 | S$5,224 psm | ×1.000 | S$5,224 psm |
| May 2026 | Blk 508 | 04 TO 06 | 67 sqm | S$362,000 | S$5,403 psm | ×1.000 | S$5,403 psm |
| Apr 2026 | Blk 506 | 07 TO 09 | 67 sqm | S$378,888 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Apr 2026 | Blk 506 | 01 TO 03 | 67 sqm | S$368,000 | S$5,493 psm | ×1.000 | S$5,493 psm |
| Apr 2026 | Blk 508 | 07 TO 09 | 67 sqm | S$350,000 | S$5,224 psm | ×1.000 | S$5,224 psm |
| Feb 2026 | Blk 510 | 10 TO 12 | 67 sqm | S$390,000 | S$5,821 psm | ×0.997 | S$5,804 psm |
| Jan 2026 | Blk 507 | 04 TO 06 | 67 sqm | S$415,000 | S$6,194 psm | ×0.997 | S$6,176 psm |
| Jan 2026 | Blk 510 | 10 TO 12 | 67 sqm | S$386,000 | S$5,761 psm | ×0.997 | S$5,744 psm |
| Nov 2025 | Blk 507 | 07 TO 09 | 67 sqm | S$400,000 | S$5,970 psm | ×0.996 | S$5,947 psm |
| Nov 2025 | Blk 510 | 13 TO 15 | 67 sqm | S$418,000 | S$6,239 psm | ×0.996 | S$6,214 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.
8.94% gross yield
S$33,600 of rent a year against the estimate above · 0.32 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 509 | 3 ROOM | S$3,000 |
| Aug 2026 | 506 | 3 ROOM | S$2,800 |
| Aug 2026 | 507 | 3 ROOM | S$1,800 |
| Jul 2026 | 509 | 3 ROOM | S$2,900 |
| Jul 2026 | 506 | 3 ROOM | S$2,800 |
| Jul 2026 | 510 | 3 ROOM | S$2,800 |
| Jul 2026 | 508 | 3 ROOM | S$2,450 |
| Jun 2026 | 507 | 3 ROOM | S$3,100 |
median of 36 HDB rental approvals for 3 ROOM on West Coast Dr since 2025-10.
Buying or selling at S$375,888?
Buying: Stamp duty on S$375,888 · Cash and CPF needed on S$375,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$375,888.
Each opens with this figure filled in; change anything there.
Primary schools near 509 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
- Qifa Primary School · 383 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Clementi Primary School · 462 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 838 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Tong Primary School · 842 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 509 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 83 sqm | S$480,000 | S$5,783 psm |
| Jul 2026 | Blk 509 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Jun 2026 | Blk 509 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Jul 2025 | Blk 509 · 4 ROOM · 13 TO 15 · New Generation · 52 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Jun 2025 | Blk 509 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Apr 2025 | Blk 509 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 82 sqm | S$420,000 | S$5,122 psm |
| Mar 2025 | Blk 509 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 67 sqm | S$340,000 | S$5,075 psm |
| Dec 2024 | Blk 509 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Jul 2024 | Blk 509 · 4 ROOM · 01 TO 03 · New Generation · 53 years left excluded: outlier | 92 sqm | S$420,000 | S$4,565 psm |
| Jul 2024 | Blk 509 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Apr 2024 | Blk 509 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Apr 2024 | Blk 509 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$348,000 | S$5,194 psm |
| Apr 2024 | Blk 509 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$345,000 | S$5,149 psm |
| Nov 2023 | Blk 509 · 4 ROOM · 13 TO 15 · New Generation · 53 years left excluded: outlier | 92 sqm | S$528,000 | S$5,739 psm |
| Oct 2022 | Blk 509 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$469,000 | S$5,098 psm |
| Oct 2022 | Blk 509 · 3 ROOM · 13 TO 15 · New Generation · 54 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Sept 2022 | Blk 509 · 3 ROOM · 13 TO 15 · New Generation · 54 years left | 67 sqm | S$380,888 | S$5,685 psm |
| Apr 2022 | Blk 509 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Feb 2022 | Blk 509 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$428,000 | S$4,652 psm |
| Jan 2022 | Blk 509 · 4 ROOM · 13 TO 15 · New Generation · 55 years left | 92 sqm | S$435,000 | S$4,728 psm |
| Nov 2021 | Blk 509 · 5 ROOM · 04 TO 06 · Adjoined flat · 55 years left | 134 sqm | S$640,000 | S$4,776 psm |
| Nov 2021 | Blk 509 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 67 sqm | S$372,000 | S$5,552 psm |
Showing 22 of 98.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 509 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 509 · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 509 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 509 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 509 · 4 ROOM | S$2,550 | — |
| May 2026 | Blk 509 · 3 ROOM | S$2,400 | — |
| Mar 2026 | Blk 509 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 509 · 3 ROOM | S$3,100 | — |
| Dec 2025 | Blk 509 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 509 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 509 · 3 ROOM | S$2,000 | — |
| Nov 2025 | Blk 509 · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 509 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 509 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 509 · 4 ROOM | S$2,950 | — |
| Jul 2025 | Blk 509 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 509 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 509 · 3 ROOM | S$2,500 | — |
| Mar 2025 | Blk 509 · 3 ROOM | S$3,100 | — |
| Mar 2025 | Blk 509 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 509 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 509 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 509 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 509 · 4 ROOM | S$2,950 | — |
| Jul 2024 | Blk 509 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 509 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 509 · 3 ROOM | S$2,300 | — |
| Mar 2024 | Blk 509 · 3 ROOM | S$2,300 | — |
| Feb 2024 | Blk 509 · 4 ROOM | S$2,300 | — |
| Feb 2024 | Blk 509 · 3 ROOM | S$2,200 | — |
| Dec 2023 | Blk 509 · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 509 · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 509 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 509 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 509 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 509 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 509 · 4 ROOM | S$2,150 | — |
| Feb 2023 | Blk 509 · 3 ROOM | S$3,000 | — |
| Aug 2022 | Blk 509 · 3 ROOM | S$3,300 | — |
| Jul 2022 | Blk 509 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 509 · 4 ROOM | S$2,750 | — |
| Jun 2022 | Blk 509 · 3 ROOM | S$1,900 | — |
| May 2022 | Blk 509 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 509 · 3 ROOM | S$2,100 | — |
| May 2022 | Blk 509 · 3 ROOM | S$1,600 | — |
| Apr 2022 | Blk 509 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 509 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 509 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 509 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 509 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 509 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 509 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 509 · 4 ROOM | S$2,800 | — |
| Apr 2021 | Blk 509 · 4 ROOM | S$2,150 | — |
| Mar 2021 | Blk 509 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 509 · 3 ROOM | S$1,800 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$356,954 | S$394,106 | S$426,824 | S$434,289 |
| 10 years | 40 years | S$336,160 | S$409,777 | S$480,640 | S$497,599 |
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.