Blk 721 Clementi West St 2
Project page · 99-year lease from 1985
Based on 19 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 706 | 07 TO 09 | 68 sqm | S$390,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Sept 2026 | Blk 706 | 07 TO 09 | 68 sqm | S$370,000 | S$5,441 psm | ×1.000 | S$5,441 psm |
| Aug 2026 | Blk 728 | 07 TO 09 | 68 sqm | S$411,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Aug 2026 | Blk 706 | 07 TO 09 | 68 sqm | S$362,000 | S$5,324 psm | ×1.000 | S$5,324 psm |
| Aug 2026 | Blk 706 | 01 TO 03 | 68 sqm | S$355,000 | S$5,221 psm | ×1.000 | S$5,221 psm |
| Jul 2026 | Blk 731 | 04 TO 06 | 68 sqm | S$373,000 | S$5,485 psm | ×1.000 | S$5,485 psm |
| Jul 2026 | Blk 711 | 04 TO 06 | 67 sqm | S$340,000 | S$5,075 psm | ×1.000 | S$5,075 psm |
| Jun 2026 | Blk 715 | 07 TO 09 | 68 sqm | S$372,000 | S$5,471 psm | ×1.000 | S$5,471 psm |
| May 2026 | Blk 728 | 04 TO 06 | 68 sqm | S$388,000 | S$5,706 psm | ×1.000 | S$5,706 psm |
| Apr 2026 | Blk 728 | 10 TO 12 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Apr 2026 | Blk 729 | 04 TO 06 | 68 sqm | S$410,000 | S$6,029 psm | ×1.000 | S$6,029 psm |
| Mar 2026 | Blk 715 | 13 TO 15 | 68 sqm | S$395,000 | S$5,809 psm | ×0.997 | S$5,792 psm |
| Feb 2026 | Blk 715 | 07 TO 09 | 68 sqm | S$380,000 | S$5,588 psm | ×0.997 | S$5,572 psm |
| Jan 2026 | Blk 728 | 10 TO 12 | 68 sqm | S$395,000 | S$5,809 psm | ×0.997 | S$5,792 psm |
| Dec 2025 | Blk 713 | 10 TO 12 | 67 sqm | S$355,000 | S$5,299 psm | ×0.996 | S$5,278 psm |
| Dec 2025 | Blk 714 | 01 TO 03 | 67 sqm | S$380,000 | S$5,672 psm | ×0.996 | S$5,649 psm |
| Dec 2025 | Blk 706 | 01 TO 03 | 68 sqm | S$360,000 | S$5,294 psm | ×0.996 | S$5,273 psm |
| Nov 2025 | Blk 715 | 04 TO 06 | 68 sqm | S$415,000 | S$6,103 psm | ×0.996 | S$6,079 psm |
| Nov 2025 | Blk 706 | 04 TO 06 | 68 sqm | S$390,000 | S$5,735 psm | ×0.996 | S$5,713 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.
9.06% gross yield
S$34,800 of rent a year against the estimate above · 0.44 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 78 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 | 706 | 3 ROOM | S$3,200 |
| Sept 2026 | 713 | 3 ROOM | S$3,000 |
| Sept 2026 | 711 | 3 ROOM | S$2,850 |
| Aug 2026 | 721 | 3 ROOM | S$3,300 |
| Aug 2026 | 728 | 3 ROOM | S$3,300 |
| Aug 2026 | 728 | 3 ROOM | S$3,200 |
| Aug 2026 | 714 | 3 ROOM | S$3,200 |
| Aug 2026 | 706 | 3 ROOM | S$3,100 |
median of 78 HDB rental approvals for 3 ROOM on Clementi West St 2 since 2025-10.
Buying or selling at S$384,156?
Buying: Stamp duty on S$384,156 · Cash and CPF needed on S$384,156 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$384,156.
Each opens with this figure filled in; change anything there.
Primary schools near 721 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.
1 to 2 km
- Qifa Primary School · 1,331 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Clementi Primary School · 1,388 m · no 2025 Phase 2C ballot
- Pei Tong Primary School · 1,469 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 1,831 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 1.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 721 · 3 ROOM | S$3,300 | — |
| Aug 2025 | Blk 721 · 3 ROOM | S$3,300 | — |
| Oct 2023 | Blk 721 · 3 ROOM | S$3,300 | — |
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 57 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 | 52 years | S$366,714 | S$404,882 | S$438,495 | S$446,164 |
| 10 years | 47 years | S$348,242 | S$424,505 | S$497,915 | S$515,483 |
| 20 years | 37 years | S$306,142 | S$454,911 | S$625,851 | S$670,795 |
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.