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HDB · 120709

Blk 709 Clementi West St 2

Project page · 99-year lease from 1980

Indicative value range
S$481,547 – S$521,990
Indicative mid S$500,000 · S$5,495 psm

Based on 15 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 70704 TO 0691 sqmS$490,000S$5,385 psm×1.000S$5,385 psm
Oct 2026Blk 70701 TO 0391 sqmS$455,000S$5,000 psm×1.000S$5,000 psm
Sept 2026Blk 71607 TO 0991 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Sept 2026Blk 70701 TO 0391 sqmS$480,000S$5,275 psm×1.000S$5,275 psm
Sept 2026Blk 70704 TO 0691 sqmS$500,000S$5,495 psm×1.000S$5,495 psm
May 2026Blk 70701 TO 0391 sqmS$458,000S$5,033 psm×1.000S$5,033 psm
May 2026Blk 71207 TO 0991 sqmS$580,000S$6,374 psm×1.000S$6,374 psm
Apr 2026Blk 70510 TO 1292 sqmS$532,000S$5,783 psm×1.000S$5,783 psm
Mar 2026Blk 71410 TO 1292 sqmS$525,000S$5,707 psm×0.997S$5,690 psm
Mar 2026Blk 71601 TO 0391 sqmS$478,000S$5,253 psm×0.997S$5,237 psm
Mar 2026Blk 71604 TO 0691 sqmS$545,000S$5,989 psm×0.997S$5,971 psm
Jan 2026Blk 71504 TO 0691 sqmS$490,000S$5,385 psm×0.997S$5,369 psm
Dec 2025Blk 71110 TO 1292 sqmS$516,800S$5,617 psm×0.996S$5,595 psm
Dec 2025Blk 71504 TO 0691 sqmS$506,888S$5,570 psm×0.996S$5,548 psm
Nov 2025Blk 71607 TO 0991 sqmS$485,000S$5,330 psm×0.996S$5,309 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.

9.12% gross yield

S$45,600 of rent a year against the estimate above · 2.06 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

ApprovedBlockFlatRent a month
Sept 20267124 ROOMS$4,200
Sept 20267154 ROOMS$2,000
Aug 20267124 ROOMS$4,000
Aug 20267094 ROOMS$3,800
Aug 20267084 ROOMS$3,600
Aug 20267074 ROOMS$3,500
Aug 20267084 ROOMS$3,500
Jul 20267164 ROOMS$4,500

median of 59 HDB rental approvals for 4 ROOM on Clementi West St 2 since 2025-10.

Buying or selling at S$500,000?

Buying: Stamp duty on S$500,000 · Cash and CPF needed on S$500,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$500,000.

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

Primary schools near 709 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2025
Blk 709 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
91 sqmS$580,000S$6,374 psm
May 2025
Blk 709 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
91 sqmS$558,000S$6,132 psm
Apr 2025
Blk 709 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
91 sqmS$540,000S$5,934 psm
Aug 2022
Blk 709 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
91 sqmS$455,000S$5,000 psm
Apr 2022
Blk 709 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
91 sqmS$435,000S$4,780 psm
Feb 2022
Blk 709 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$470,000S$5,165 psm
Oct 2021
Blk 709 · 4 ROOM · 01 TO 03 · New Generation · 58 years left
91 sqmS$423,000S$4,648 psm
See more

Showing 7 of 47.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years47 yearsS$474,814S$524,233S$567,755S$577,684
10 years42 yearsS$447,154S$545,079S$639,339S$661,898

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.