homequant
HDB · 120608

Blk 608 Clementi West St 1

Project page · 99-year lease from 1979

Indicative value range
S$372,141 – S$400,003
Indicative mid S$384,444 · S$5,738 psm

Based on 4 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
Aug 2026Blk 60801 TO 0367 sqmS$375,000S$5,597 psm×1.000S$5,597 psm
Jun 2026Blk 60804 TO 0667 sqmS$393,888S$5,879 psm×1.000S$5,879 psm
Dec 2025Blk 60810 TO 1267 sqmS$420,000S$6,269 psm×0.996S$6,244 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.

9.36% gross yield

S$36,000 of rent a year against the estimate above · 0.74 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$384,444?

Buying: Stamp duty on S$384,444 · Cash and CPF needed on S$384,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$384,444.

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

Primary schools near 608 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
Aug 2026
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
67 sqmS$375,000S$5,597 psm
Jun 2026
Blk 608 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$393,888S$5,879 psm
Jan 2026
Blk 608 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
82 sqmS$430,000S$5,244 psm
Dec 2025
Blk 608 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
92 sqmS$570,000S$6,196 psm
Dec 2025
Blk 608 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$420,000S$6,269 psm
Nov 2025
Blk 608 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$365,000S$5,448 psm
Jan 2025
Blk 608 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$400,000S$5,970 psm
Jun 2024
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$350,000S$5,224 psm
Oct 2023
Blk 608 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$340,000S$5,075 psm
Jun 2023
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$330,000S$4,925 psm
Apr 2023
Blk 608 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
excluded: outlier
67 sqmS$465,000S$6,940 psm
Mar 2023
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$340,000S$5,075 psm
Dec 2022
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$333,000S$4,970 psm
Aug 2022
Blk 608 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$360,000S$5,373 psm
Jul 2022
Blk 608 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$338,000S$5,045 psm
Feb 2022
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$320,000S$4,776 psm
Nov 2021
Blk 608 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$325,000S$4,851 psm
See more

Showing 17 of 113.

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$365,079S$403,076S$436,540S$444,174
10 years41 yearsS$343,811S$419,104S$491,580S$508,925

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.