Blk 704 West Coast Rd
Project page · 99-year lease from 1980
Based on 3 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 704 | 07 TO 09 | 67 sqm | S$405,000 | S$6,045 psm | ×1.000 | S$6,045 psm |
| Jun 2026 | Blk 704 | 04 TO 06 | 67 sqm | S$369,000 | S$5,507 psm | ×1.000 | S$5,507 psm |
| Nov 2025 | Blk 704 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,501 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.
9.59% gross yield
S$35,400 of rent a year against the estimate above · 0.97 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$369,000?
Buying: Stamp duty on S$369,000 · Cash and CPF needed on S$369,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$369,000.
Each opens with this figure filled in; change anything there.
Primary schools near 704 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 · 734 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Clementi Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pei Tong Primary School · 1,255 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 1,372 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Jun 2026 | Blk 704 · EXECUTIVE · 04 TO 06 · Adjoined flat · 53 years left | 162 sqm | S$1,100,000 | S$6,790 psm |
| Jun 2026 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 67 sqm | S$369,000 | S$5,507 psm |
| May 2026 | Blk 704 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 93 sqm | S$518,000 | S$5,570 psm |
| Nov 2025 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Sept 2025 | Blk 704 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 82 sqm | S$482,000 | S$5,878 psm |
| Sept 2025 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$355,888 | S$5,312 psm |
| Aug 2025 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$388,888 | S$5,804 psm |
| Jul 2025 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Jun 2025 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Jun 2025 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Mar 2025 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Jan 2025 | Blk 704 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 93 sqm | S$546,000 | S$5,871 psm |
| Dec 2024 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Sept 2024 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Sept 2024 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Aug 2024 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$365,000 | S$5,448 psm |
| May 2024 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 67 sqm | S$355,000 | S$5,299 psm |
| May 2024 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 67 sqm | S$352,000 | S$5,254 psm |
| Apr 2024 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Nov 2023 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$348,000 | S$5,194 psm |
| Oct 2023 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 82 sqm | S$407,000 | S$4,963 psm |
| Oct 2023 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Sept 2023 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 82 sqm | S$400,000 | S$4,878 psm |
| Aug 2023 | Blk 704 · 3 ROOM · 13 TO 15 · New Generation · 56 years left | 82 sqm | S$430,000 | S$5,244 psm |
| May 2023 | Blk 704 · 3 ROOM · 13 TO 15 · New Generation · 56 years left | 67 sqm | S$388,000 | S$5,791 psm |
| Jan 2023 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Dec 2022 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$378,000 | S$5,642 psm |
| Aug 2022 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Jul 2022 | Blk 704 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$345,888 | S$5,163 psm |
| Jun 2022 | Blk 704 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$360,000 | S$5,373 psm |
| May 2022 | Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$325,000 | S$4,851 psm |
| Jan 2022 | Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$270,000 | S$4,030 psm |
| Dec 2021 | Blk 704 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 93 sqm | S$439,000 | S$4,720 psm |
Showing 34 of 151.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 704 · 3 ROOM | S$3,100 | — |
| Sept 2026 | Blk 704 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 704 · 3 ROOM | S$3,200 | — |
| Jul 2026 | Blk 704 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 704 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 704 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 704 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 704 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 704 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 704 · 3 ROOM | S$2,750 | — |
| Apr 2026 | Blk 704 · 3 ROOM | S$1,800 | — |
| Mar 2026 | Blk 704 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 704 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 704 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 704 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 704 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 704 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 704 · 3 ROOM | S$3,500 | — |
| Sept 2025 | Blk 704 · 3 ROOM | S$3,200 | — |
| Sept 2025 | Blk 704 · 3 ROOM | S$2,000 | — |
| Aug 2025 | Blk 704 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 704 · 3 ROOM | S$3,300 | — |
| Jul 2025 | Blk 704 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 704 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 704 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 704 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 704 · 3 ROOM | S$3,900 | — |
| Jan 2025 | Blk 704 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 704 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 704 · 3 ROOM | S$3,050 | — |
| Sept 2024 | Blk 704 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 704 · 3 ROOM | S$3,400 | — |
| Aug 2024 | Blk 704 · 3 ROOM | S$3,200 | — |
| Aug 2024 | Blk 704 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 704 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 704 · 3 ROOM | S$3,500 | — |
| Jul 2024 | Blk 704 · 3 ROOM | S$2,850 | — |
| May 2024 | Blk 704 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 704 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 704 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 704 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 704 · 3 ROOM | S$2,750 | — |
| Apr 2024 | Blk 704 · 3 ROOM | S$2,900 | — |
| Feb 2024 | Blk 704 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 704 · 3 ROOM | S$1,800 | — |
| Jan 2024 | Blk 704 · 3 ROOM | S$3,300 | — |
| Jan 2024 | Blk 704 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 704 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 704 · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 704 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 704 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 704 · 3 ROOM | S$3,400 | — |
| Sept 2023 | Blk 704 · 3 ROOM | S$3,200 | — |
| Sept 2023 | Blk 704 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 704 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 704 · 3 ROOM | S$2,500 | — |
| Jun 2023 | Blk 704 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 704 · 3 ROOM | S$2,850 | — |
| May 2023 | Blk 704 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 704 · 3 ROOM | S$2,200 | — |
| Mar 2023 | Blk 704 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 704 · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 704 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 704 · 3 ROOM | S$3,200 | — |
| Oct 2022 | Blk 704 · 3 ROOM | S$2,500 | — |
| Sept 2022 | Blk 704 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 704 · 3 ROOM | S$3,000 | — |
| Aug 2022 | Blk 704 · 3 ROOM | S$1,800 | — |
| Jul 2022 | Blk 704 · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 704 · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 704 · 3 ROOM | S$2,350 | — |
| Jun 2022 | Blk 704 · 3 ROOM | S$1,700 | — |
| May 2022 | Blk 704 · 3 ROOM | S$1,850 | — |
| Apr 2022 | Blk 704 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 704 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 704 · 3 ROOM | S$2,150 | — |
| Jan 2022 | Blk 704 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 704 · 3 ROOM | S$1,500 | — |
| Dec 2021 | Blk 704 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 704 · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 704 · 3 ROOM | S$1,850 | — |
| Oct 2021 | Blk 704 · 3 ROOM | S$2,500 | — |
| Sept 2021 | Blk 704 · 3 ROOM | S$2,200 | — |
| Sept 2021 | Blk 704 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 704 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 704 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 704 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 704 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 704 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 704 · 3 ROOM | S$2,150 | — |
| Jan 2021 | Blk 704 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 704 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 704 · 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 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$350,413 | S$386,884 | S$419,003 | S$426,330 |
| 10 years | 42 years | S$329,999 | S$402,268 | S$471,832 | S$488,480 |
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.