Blk 605 Clementi West St 1
Project page · 99-year lease from 1979
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 606 | 19 TO 21 | 119 sqm | S$640,000 | S$5,378 psm | ×1.000 | S$5,378 psm |
| Dec 2025 | Blk 613 | 07 TO 09 | 133 sqm | S$826,000 | S$6,211 psm | ×0.996 | S$6,186 psm |
| Nov 2025 | Blk 605 | 01 TO 03 | 119 sqm | S$600,000 | S$5,042 psm | ×0.996 | S$5,022 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.
7.50% gross yield
S$48,000 of rent a year against the estimate above · 1.62 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 blocks. This town has too few such blocks to measure on its own.
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 | 606 | 5 ROOM | S$4,200 |
| Sept 2026 | 605 | 5 ROOM | S$4,100 |
| Sept 2026 | 613 | 5 ROOM | S$4,000 |
| Sept 2026 | 604 | 5 ROOM | S$4,000 |
| Aug 2026 | 606 | 5 ROOM | S$3,800 |
| May 2026 | 606 | 5 ROOM | S$2,800 |
| Feb 2026 | 613 | 5 ROOM | S$4,300 |
| Feb 2026 | 605 | 5 ROOM | S$4,000 |
median of 13 HDB rental approvals for 5 ROOM on Clementi West St 1 since 2025-10.
Buying or selling at S$640,000?
Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,000.
Each opens with this figure filled in; change anything there.
Primary schools near 605 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
- Pei Tong Primary School · 1,114 m · no 2025 Phase 2C ballot
- Clementi Primary School · 1,178 m · no 2025 Phase 2C ballot
- Qifa Primary School · 1,376 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Hua Primary School · 1,646 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 1,770 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 605 · 5 ROOM · 01 TO 03 · Improved · 53 years left | 119 sqm | S$600,000 | S$5,042 psm |
| Aug 2025 | Blk 605 · 5 ROOM · 04 TO 06 · Improved · 53 years left | 119 sqm | S$630,000 | S$5,294 psm |
| Feb 2025 | Blk 605 · 5 ROOM · 10 TO 12 · Improved · 54 years left | 119 sqm | S$678,000 | S$5,697 psm |
| Sept 2024 | Blk 605 · 5 ROOM · 01 TO 03 · Improved · 54 years left | 119 sqm | S$625,000 | S$5,252 psm |
| Aug 2024 | Blk 605 · 5 ROOM · 13 TO 15 · Improved · 54 years left | 119 sqm | S$675,000 | S$5,672 psm |
| Apr 2024 | Blk 605 · 5 ROOM · 01 TO 03 · Improved · 55 years left | 119 sqm | S$600,000 | S$5,042 psm |
| May 2023 | Blk 605 · 5 ROOM · 01 TO 03 · Improved · 56 years left | 119 sqm | S$598,000 | S$5,025 psm |
| Jun 2022 | Blk 605 · 5 ROOM · 13 TO 15 · Improved · 57 years left | 119 sqm | S$635,000 | S$5,336 psm |
| Mar 2022 | Blk 605 · 5 ROOM · 10 TO 12 · Improved · 57 years left | 119 sqm | S$618,000 | S$5,193 psm |
| Jan 2022 | Blk 605 · 5 ROOM · 01 TO 03 · Improved · 57 years left | 119 sqm | S$595,000 | S$5,000 psm |
| Oct 2021 | Blk 605 · 5 ROOM · 07 TO 09 · Improved · 57 years left | 119 sqm | S$608,000 | S$5,109 psm |
| Oct 2021 | Blk 605 · 5 ROOM · 19 TO 21 · Improved · 57 years left | 119 sqm | S$595,000 | S$5,000 psm |
Showing 12 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 605 · 5 ROOM | S$4,100 | — |
| Feb 2026 | Blk 605 · 5 ROOM | S$4,000 | — |
| Feb 2026 | Blk 605 · 5 ROOM | S$2,800 | — |
| Jul 2025 | Blk 605 · 5 ROOM | S$4,900 | — |
| Jul 2025 | Blk 605 · 5 ROOM | S$3,800 | — |
| Jun 2025 | Blk 605 · 5 ROOM | S$4,800 | — |
| Jun 2025 | Blk 605 · 5 ROOM | S$3,950 | — |
| Jun 2025 | Blk 605 · 5 ROOM | S$3,000 | — |
| Apr 2025 | Blk 605 · 5 ROOM | S$2,800 | — |
| Feb 2025 | Blk 605 · 5 ROOM | S$4,000 | — |
| Nov 2024 | Blk 605 · 5 ROOM | S$3,600 | — |
| Jul 2024 | Blk 605 · 5 ROOM | S$4,500 | — |
| Jun 2024 | Blk 605 · 5 ROOM | S$2,700 | — |
| Sept 2023 | Blk 605 · 5 ROOM | S$5,300 | — |
| Jun 2023 | Blk 605 · 5 ROOM | S$3,450 | — |
| Jun 2023 | Blk 605 · 5 ROOM | S$2,550 | — |
| May 2023 | Blk 605 · 5 ROOM | S$2,800 | — |
| Mar 2023 | Blk 605 · 5 ROOM | S$3,700 | — |
| Nov 2022 | Blk 605 · 5 ROOM | S$2,680 | — |
| Nov 2022 | Blk 605 · 5 ROOM | S$950 | — |
| Aug 2022 | Blk 605 · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 605 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 605 · 5 ROOM | S$2,380 | — |
| Jul 2021 | Blk 605 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 605 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 605 · 5 ROOM | S$2,710 | — |
| May 2021 | Blk 605 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 605 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 605 · 5 ROOM | S$2,600 | — |
| Jan 2021 | Blk 605 · 5 ROOM | S$2,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$607,762 | S$671,018 | S$726,726 | S$739,435 |
| 10 years | 41 years | S$572,357 | S$697,700 | S$818,354 | S$847,228 |
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.