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HDB · 120602

Blk 602 Clementi West St 1

Project page · 99-year lease from 1979

Indicative value range
S$369,212 – S$402,905
Indicative mid S$387,079 · S$5,777 psm

Based on 18 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 60207 TO 0967 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Aug 2026Blk 60801 TO 0367 sqmS$375,000S$5,597 psm×1.000S$5,597 psm
Aug 2026Blk 61204 TO 0674 sqmS$408,888S$5,526 psm×1.000S$5,526 psm
Aug 2026Blk 61101 TO 0374 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
Jul 2026Blk 60704 TO 0667 sqmS$340,000S$5,075 psm×1.000S$5,075 psm
Jul 2026Blk 61010 TO 1274 sqmS$375,000S$5,068 psm×1.000S$5,068 psm
Jun 2026Blk 61104 TO 0674 sqmS$420,000S$5,676 psm×1.000S$5,676 psm
Jun 2026Blk 60804 TO 0667 sqmS$393,888S$5,879 psm×1.000S$5,879 psm
Jun 2026Blk 61107 TO 0974 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
May 2026Blk 61101 TO 0374 sqmS$390,000S$5,270 psm×1.000S$5,270 psm
Apr 2026Blk 60704 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Mar 2026Blk 61210 TO 1274 sqmS$480,288S$6,490 psm×0.997S$6,471 psm
Feb 2026Blk 60210 TO 1267 sqmS$400,000S$5,970 psm×0.997S$5,953 psm
Jan 2026Blk 60704 TO 0667 sqmS$370,000S$5,522 psm×0.997S$5,506 psm
Jan 2026Blk 61104 TO 0674 sqmS$410,000S$5,541 psm×0.997S$5,524 psm
Dec 2025Blk 60810 TO 1267 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Dec 2025Blk 60710 TO 1267 sqmS$406,000S$6,060 psm×0.996S$6,036 psm
Nov 2025Blk 60804 TO 0667 sqmS$365,000S$5,448 psm×0.996S$5,426 psm

How accurate is this estimate for Clementi West St 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Clementi West St 1 since.

Median error
4.8%

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.

9.30% gross yield

S$36,000 of rent a year against the estimate above · 0.68 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 80 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 20266023 ROOMS$3,400
Sept 20266113 ROOMS$3,300
Sept 20266073 ROOMS$3,200
Sept 20266083 ROOMS$3,200
Sept 20266083 ROOMS$3,100
Sept 20266123 ROOMS$3,000
Sept 20266113 ROOMS$3,000
Sept 20266113 ROOMS$3,000

median of 80 HDB rental approvals for 3 ROOM on Clementi West St 1 since 2025-10.

Buying or selling at S$387,079?

Buying: Stamp duty on S$387,079 · Cash and CPF needed on S$387,079 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$387,079.

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

Primary schools near 602 Clementi West St 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
67 sqmS$395,000S$5,896 psm
Feb 2026
Blk 602 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Sept 2025
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$380,000S$5,672 psm
Sept 2025
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
excluded: outlier
67 sqmS$438,000S$6,537 psm
Jul 2025
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$395,000S$5,896 psm
Jun 2025
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$408,000S$6,090 psm
Jun 2025
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$396,777S$5,922 psm
Jan 2025
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Nov 2024
Blk 602 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$392,000S$5,851 psm
Nov 2024
Blk 602 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$360,000S$5,373 psm
Jul 2024
Blk 602 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$371,000S$5,537 psm
Jun 2024
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$373,000S$5,567 psm
Jun 2024
Blk 602 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$368,000S$5,493 psm
Mar 2024
Blk 602 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
excluded: outlier
67 sqmS$318,000S$4,746 psm
Mar 2023
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$380,000S$5,672 psm
Mar 2023
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$375,000S$5,597 psm
Dec 2022
Blk 602 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$355,000S$5,299 psm
Nov 2022
Blk 602 · 4 ROOM · 07 TO 09 · New Generation · 56 years left
92 sqmS$485,000S$5,272 psm
Sept 2022
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$358,000S$5,343 psm
Aug 2022
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$335,000S$5,000 psm
Jun 2022
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$338,000S$5,045 psm
Feb 2022
Blk 602 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
82 sqmS$395,000S$4,817 psm
Jan 2022
Blk 602 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
67 sqmS$350,000S$5,224 psm
Oct 2021
Blk 602 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$320,000S$4,776 psm
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Showing 24 of 139.

Sale prices as filed in caveats.

Where the lease takes this

About 51 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 years46 yearsS$367,581S$405,839S$439,532S$447,219
10 years41 yearsS$346,168S$421,977S$494,949S$512,413

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.