Blk 514 West Coast Rd
Project page · 99-year lease from 1980
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 704 | 07 TO 09 | 67 sqm | S$405,000 | S$6,045 psm | ×1.000 | S$6,045 psm |
| Jul 2026 | Blk 702 | 10 TO 12 | 67 sqm | S$345,000 | S$5,149 psm | ×1.000 | S$5,149 psm |
| Jun 2026 | Blk 704 | 04 TO 06 | 67 sqm | S$369,000 | S$5,507 psm | ×1.000 | S$5,507 psm |
| May 2026 | Blk 702 | 07 TO 09 | 67 sqm | S$358,000 | S$5,343 psm | ×1.000 | S$5,343 psm |
| May 2026 | Blk 703 | 13 TO 15 | 67 sqm | S$385,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Mar 2026 | Blk 703 | 07 TO 09 | 67 sqm | S$375,000 | S$5,597 psm | ×0.997 | S$5,581 psm |
| Feb 2026 | Blk 703 | 10 TO 12 | 67 sqm | S$348,000 | S$5,194 psm | ×0.997 | S$5,179 psm |
| Jan 2026 | Blk 701 | 10 TO 12 | 67 sqm | S$375,000 | S$5,597 psm | ×0.997 | S$5,581 psm |
| Jan 2026 | Blk 703 | 10 TO 12 | 67 sqm | S$370,888 | S$5,536 psm | ×0.997 | S$5,519 psm |
| Jan 2026 | Blk 702 | 07 TO 09 | 67 sqm | S$377,000 | S$5,627 psm | ×0.997 | S$5,610 psm |
| Nov 2025 | Blk 704 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,501 psm |
| Nov 2025 | Blk 703 | 10 TO 12 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,501 psm |
| Nov 2025 | Blk 701 | 01 TO 03 | 67 sqm | S$380,000 | S$5,672 psm | ×0.996 | S$5,649 psm |
How accurate is this estimate for West Coast Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in West Coast Rd since.
- Median error
- 4.4%
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.
9.57% gross yield
S$35,400 of rent a year against the estimate above · 0.95 points above flats like it
Homes like this rent for about S$2,950 a month, the middle of 51 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 |
|---|---|---|---|
| Sept 2026 | 701 | 3 ROOM | S$3,300 |
| Sept 2026 | 703 | 3 ROOM | S$3,100 |
| Sept 2026 | 704 | 3 ROOM | S$3,100 |
| Sept 2026 | 704 | 3 ROOM | S$3,000 |
| Sept 2026 | 703 | 3 ROOM | S$2,700 |
| Aug 2026 | 702 | 3 ROOM | S$3,000 |
| Aug 2026 | 702 | 3 ROOM | S$2,900 |
| Jul 2026 | 701 | 3 ROOM | S$3,400 |
median of 51 HDB rental approvals for 3 ROOM on West Coast Rd since 2025-10.
Buying or selling at S$369,794?
Buying: Stamp duty on S$369,794 · Cash and CPF needed on S$369,794 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$369,794.
Each opens with this figure filled in; change anything there.
Primary schools near 514 West Coast Rd
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 · 410 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Clementi Primary School · 768 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Hua Primary School · 1,106 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Tong Primary School · 1,146 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2023 | Blk 514 · 3 ROOM | S$1,600 | — |
| Nov 2022 | Blk 514 · 3 ROOM | S$2,100 | — |
| Sept 2022 | Blk 514 · 3 ROOM | S$1,500 | — |
| Aug 2021 | Blk 514 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 514 · 3 ROOM | S$1,700 | — |
| Aug 2021 | Blk 514 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 514 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 514 · 3 ROOM | S$1,750 | — |
| Mar 2021 | Blk 514 · 3 ROOM | S$1,600 | — |
| Feb 2021 | Blk 514 · 3 ROOM | S$1,700 | — |
| Jan 2021 | Blk 514 · 3 ROOM | S$1,550 | — |
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 52 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 | 47 years | S$351,167 | S$387,716 | S$419,904 | S$427,248 |
| 10 years | 42 years | S$330,710 | S$403,133 | S$472,847 | S$489,531 |
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.