Blk 611 Clementi West St 1
Project page · 99-year lease from 1983
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 611 | 01 TO 03 | 74 sqm | S$445,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Jun 2026 | Blk 611 | 04 TO 06 | 74 sqm | S$420,000 | S$5,676 psm | ×1.000 | S$5,676 psm |
| Jun 2026 | Blk 611 | 07 TO 09 | 74 sqm | S$445,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| May 2026 | Blk 611 | 01 TO 03 | 74 sqm | S$390,000 | S$5,270 psm | ×1.000 | S$5,270 psm |
| Jan 2026 | Blk 611 | 04 TO 06 | 74 sqm | S$410,000 | S$5,541 psm | ×0.997 | S$5,524 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.
8.57% gross yield
S$36,000 of rent a year against the estimate above · 0.05 points below 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 602 | 3 ROOM | S$3,400 |
| Sept 2026 | 611 | 3 ROOM | S$3,300 |
| Sept 2026 | 607 | 3 ROOM | S$3,200 |
| Sept 2026 | 608 | 3 ROOM | S$3,200 |
| Sept 2026 | 608 | 3 ROOM | S$3,100 |
| Sept 2026 | 612 | 3 ROOM | S$3,000 |
| Sept 2026 | 611 | 3 ROOM | S$3,000 |
| Sept 2026 | 611 | 3 ROOM | S$3,000 |
median of 80 HDB rental approvals for 3 ROOM on Clementi West St 1 since 2025-10.
Buying or selling at S$420,000?
Buying: Stamp duty on S$420,000 · Cash and CPF needed on S$420,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$420,000.
Each opens with this figure filled in; change anything there.
Primary schools near 611 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 · 1,313 m · no 2025 Phase 2C ballot
- Clementi Primary School · 1,418 m · no 2025 Phase 2C ballot
- Fairfield Methodist School (Primary) · 1,578 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qifa Primary School · 1,616 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Hua Primary School · 1,887 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 611 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 74 sqm | S$445,000 | S$6,014 psm |
| Jun 2026 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 56 years left | 74 sqm | S$445,000 | S$6,014 psm |
| Jun 2026 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 56 years left | 74 sqm | S$420,000 | S$5,676 psm |
| May 2026 | Blk 611 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 104 sqm | S$587,000 | S$5,644 psm |
| May 2026 | Blk 611 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 74 sqm | S$390,000 | S$5,270 psm |
| Jan 2026 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$410,000 | S$5,541 psm |
| Sept 2025 | Blk 611 · 3 ROOM · 01 TO 03 · Model A · 57 years left | 77 sqm | S$419,000 | S$5,442 psm |
| Jul 2025 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 77 sqm | S$458,000 | S$5,948 psm |
| Jul 2025 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 74 sqm | S$420,000 | S$5,676 psm |
| May 2025 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$448,000 | S$6,054 psm |
| Jan 2025 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Jun 2024 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 74 sqm | S$395,000 | S$5,338 psm |
| Mar 2024 | Blk 611 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 111 sqm | S$600,000 | S$5,405 psm |
| Feb 2024 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Jan 2024 | Blk 611 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$513,000 | S$4,933 psm |
| Jan 2024 | Blk 611 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 74 sqm | S$392,000 | S$5,297 psm |
| Nov 2023 | Blk 611 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Nov 2023 | Blk 611 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 105 sqm | S$535,000 | S$5,095 psm |
| Nov 2023 | Blk 611 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Nov 2023 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$365,000 | S$4,932 psm |
| Aug 2023 | Blk 611 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 103 sqm | S$535,000 | S$5,194 psm |
| May 2023 | Blk 611 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 111 sqm | S$553,000 | S$4,982 psm |
| May 2023 | Blk 611 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 74 sqm | S$378,000 | S$5,108 psm |
| Mar 2023 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$350,000 | S$4,730 psm |
| Sept 2022 | Blk 611 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$505,000 | S$4,903 psm |
| Sept 2022 | Blk 611 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 105 sqm | S$500,000 | S$4,762 psm |
| Aug 2022 | Blk 611 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 103 sqm | S$550,000 | S$5,340 psm |
| Jul 2022 | Blk 611 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 111 sqm | S$530,000 | S$4,775 psm |
| Jun 2022 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$369,000 | S$4,986 psm |
| Feb 2022 | Blk 611 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$336,000 | S$4,541 psm |
| Jan 2022 | Blk 611 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$333,000 | S$4,500 psm |
Showing 31 of 127.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 611 · 3 ROOM | S$3,300 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$2,950 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$2,900 | — |
| Sept 2026 | Blk 611 · 3 ROOM | S$2,200 | — |
| Jul 2026 | Blk 611 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 611 · 4 ROOM | S$3,800 | — |
| May 2026 | Blk 611 · 3 ROOM | S$3,050 | — |
| May 2026 | Blk 611 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 611 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 611 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 611 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 611 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 611 · 3 ROOM | S$2,850 | — |
| Nov 2025 | Blk 611 · 3 ROOM | S$2,600 | — |
| Oct 2025 | Blk 611 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 611 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 611 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 611 · 4 ROOM | S$4,200 | — |
| Jul 2025 | Blk 611 · 3 ROOM | S$3,300 | — |
| Jun 2025 | Blk 611 · 3 ROOM | S$3,500 | — |
| Jun 2025 | Blk 611 · 3 ROOM | S$3,300 | — |
| Jun 2025 | Blk 611 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 611 · 4 ROOM | S$2,200 | — |
| May 2025 | Blk 611 · 4 ROOM | S$3,700 | — |
| Feb 2025 | Blk 611 · 4 ROOM | S$4,200 | — |
| Dec 2024 | Blk 611 · 3 ROOM | S$2,650 | — |
| Nov 2024 | Blk 611 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 611 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 611 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 611 · 3 ROOM | S$2,600 | — |
| Aug 2024 | Blk 611 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 611 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 611 · 3 ROOM | S$2,200 | — |
| Jul 2024 | Blk 611 · 3 ROOM | S$3,300 | — |
| Jul 2024 | Blk 611 · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 611 · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 611 · 3 ROOM | S$3,100 | — |
| Feb 2024 | Blk 611 · 3 ROOM | S$2,550 | — |
| Jan 2024 | Blk 611 · 3 ROOM | S$3,400 | — |
| Jan 2024 | Blk 611 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 611 · 3 ROOM | S$2,700 | — |
| Jan 2024 | Blk 611 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 611 · 3 ROOM | S$3,350 | — |
| Oct 2023 | Blk 611 · 3 ROOM | S$2,400 | — |
| Sept 2023 | Blk 611 · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 611 · 3 ROOM | S$2,300 | — |
| Jul 2023 | Blk 611 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 611 · 3 ROOM | S$3,300 | — |
| Jun 2023 | Blk 611 · 3 ROOM | S$2,450 | — |
| Jun 2023 | Blk 611 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 611 · 4 ROOM | S$2,200 | — |
| Jun 2023 | Blk 611 · 3 ROOM | S$2,000 | — |
| Apr 2023 | Blk 611 · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 611 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 611 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 611 · 3 ROOM | S$1,800 | — |
| Sept 2022 | Blk 611 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 611 · 3 ROOM | S$2,150 | — |
| Jul 2022 | Blk 611 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 611 · 4 ROOM | S$2,300 | — |
| Apr 2022 | Blk 611 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 611 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 611 · 3 ROOM | S$2,750 | — |
| Feb 2022 | Blk 611 · 3 ROOM | S$1,950 | — |
| Jan 2022 | Blk 611 · 4 ROOM | S$2,400 | — |
| Jan 2022 | Blk 611 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 611 · 3 ROOM | S$1,950 | — |
| Jan 2022 | Blk 611 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 611 · 3 ROOM | S$2,600 | — |
| Nov 2021 | Blk 611 · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 611 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 611 · 4 ROOM | S$2,800 | — |
| Oct 2021 | Blk 611 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 611 · 3 ROOM | S$2,200 | — |
| Sept 2021 | Blk 611 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 611 · 3 ROOM | S$2,300 | — |
| Jul 2021 | Blk 611 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 611 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 611 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 611 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 611 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 611 · 3 ROOM | S$2,200 | — |
| Jan 2021 | Blk 611 · 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 55 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 | 50 years | S$400,931 | S$442,660 | S$479,409 | S$487,793 |
| 10 years | 45 years | S$380,735 | S$464,114 | S$544,373 | S$563,581 |
| 20 years | 35 years | S$334,707 | S$497,356 | S$684,246 | S$733,384 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.