Blk 707 Clementi West St 2
Project page · 99-year lease from 1980
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 707 | 04 TO 06 | 91 sqm | S$490,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| Oct 2026 | Blk 707 | 01 TO 03 | 91 sqm | S$455,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Sept 2026 | Blk 707 | 01 TO 03 | 91 sqm | S$480,000 | S$5,275 psm | ×1.000 | S$5,275 psm |
| Sept 2026 | Blk 707 | 04 TO 06 | 91 sqm | S$500,000 | S$5,495 psm | ×1.000 | S$5,495 psm |
| May 2026 | Blk 707 | 01 TO 03 | 91 sqm | S$458,000 | S$5,033 psm | ×1.000 | S$5,033 psm |
How accurate is this estimate for Clementi West St 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 44 sales in Clementi West St 2 since.
- Median error
- 5.8%
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.
9.50% gross yield
S$45,600 of rent a year against the estimate above · 2.44 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 59 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 712 | 4 ROOM | S$4,200 |
| Sept 2026 | 715 | 4 ROOM | S$2,000 |
| Aug 2026 | 712 | 4 ROOM | S$4,000 |
| Aug 2026 | 709 | 4 ROOM | S$3,800 |
| Aug 2026 | 708 | 4 ROOM | S$3,600 |
| Aug 2026 | 707 | 4 ROOM | S$3,500 |
| Aug 2026 | 708 | 4 ROOM | S$3,500 |
| Jul 2026 | 716 | 4 ROOM | S$4,500 |
median of 59 HDB rental approvals for 4 ROOM on Clementi West St 2 since 2025-10.
Buying or selling at S$480,000?
Buying: Stamp duty on S$480,000 · Cash and CPF needed on S$480,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$480,000.
Each opens with this figure filled in; change anything there.
Primary schools near 707 Clementi West St 2
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 · 847 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Clementi Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pei Tong Primary School · 1,150 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 1,379 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 91 sqm | S$455,000 | S$5,000 psm |
| Oct 2026 | Blk 707 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 91 sqm | S$490,000 | S$5,385 psm |
| Sept 2026 | Blk 707 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 91 sqm | S$500,000 | S$5,495 psm |
| Sept 2026 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 91 sqm | S$480,000 | S$5,275 psm |
| May 2026 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 91 sqm | S$458,000 | S$5,033 psm |
| Aug 2025 | Blk 707 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Apr 2025 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 91 sqm | S$512,000 | S$5,626 psm |
| Feb 2025 | Blk 707 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 91 sqm | S$548,000 | S$6,022 psm |
| May 2024 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 91 sqm | S$470,000 | S$5,165 psm |
| Jan 2024 | Blk 707 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 91 sqm | S$470,000 | S$5,165 psm |
| Dec 2022 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Dec 2022 | Blk 707 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 91 sqm | S$455,000 | S$5,000 psm |
| Jun 2022 | Blk 707 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Jun 2022 | Blk 707 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 91 sqm | S$450,000 | S$4,945 psm |
| Jan 2022 | Blk 707 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 91 sqm | S$486,000 | S$5,341 psm |
Showing 15 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 707 · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 707 · 4 ROOM | S$3,960 | — |
| Apr 2026 | Blk 707 · 4 ROOM | S$3,450 | — |
| Mar 2026 | Blk 707 · 4 ROOM | S$4,300 | — |
| Feb 2026 | Blk 707 · 4 ROOM | S$4,000 | — |
| Feb 2026 | Blk 707 · 4 ROOM | S$3,900 | — |
| Sept 2025 | Blk 707 · 4 ROOM | S$4,500 | — |
| Sept 2025 | Blk 707 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 707 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 707 · 4 ROOM | S$3,900 | — |
| May 2025 | Blk 707 · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 707 · 4 ROOM | S$2,700 | — |
| Apr 2025 | Blk 707 · 4 ROOM | S$4,000 | — |
| Apr 2025 | Blk 707 · 4 ROOM | S$2,800 | — |
| Sept 2024 | Blk 707 · 4 ROOM | S$2,500 | — |
| Jul 2024 | Blk 707 · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 707 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 707 · 4 ROOM | S$3,150 | — |
| Mar 2024 | Blk 707 · 4 ROOM | S$3,900 | — |
| Feb 2024 | Blk 707 · 4 ROOM | S$4,100 | — |
| Sept 2023 | Blk 707 · 4 ROOM | S$4,000 | — |
| Jul 2023 | Blk 707 · 4 ROOM | S$2,700 | — |
| Jun 2023 | Blk 707 · 4 ROOM | S$3,800 | — |
| Jun 2023 | Blk 707 · 4 ROOM | S$2,400 | — |
| May 2023 | Blk 707 · 4 ROOM | S$2,300 | — |
| Apr 2023 | Blk 707 · 4 ROOM | S$2,400 | — |
| Jul 2022 | Blk 707 · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 707 · 4 ROOM | S$2,600 | — |
| Mar 2022 | Blk 707 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 707 · 4 ROOM | S$2,450 | — |
| Sept 2021 | Blk 707 · 4 ROOM | S$2,350 | — |
| Sept 2021 | Blk 707 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 707 · 4 ROOM | S$2,160 | — |
| May 2021 | Blk 707 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 707 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 707 · 4 ROOM | S$2,500 | — |
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$455,822 | S$503,264 | S$545,045 | S$554,577 |
| 10 years | 42 years | S$429,268 | S$523,276 | S$613,766 | S$635,422 |
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.