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HDB · 120728

Blk 728 Clementi West St 2

Project page · 99-year lease from 1980

Indicative value range
S$392,376 – S$413,250
Indicative mid S$402,417 · S$5,918 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 72807 TO 0968 sqmS$411,000S$6,044 psm×1.000S$6,044 psm
May 2026Blk 72804 TO 0668 sqmS$388,000S$5,706 psm×1.000S$5,706 psm
Apr 2026Blk 72810 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Jan 2026Blk 72810 TO 1268 sqmS$395,000S$5,809 psm×0.997S$5,792 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.

8.65% gross yield

S$34,800 of rent a year against the estimate above · 0.03 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

ApprovedBlockFlatRent a month
Sept 20267063 ROOMS$3,200
Sept 20267133 ROOMS$3,000
Sept 20267113 ROOMS$2,850
Aug 20267213 ROOMS$3,300
Aug 20267283 ROOMS$3,300
Aug 20267283 ROOMS$3,200
Aug 20267143 ROOMS$3,200
Aug 20267063 ROOMS$3,100

median of 78 HDB rental approvals for 3 ROOM on Clementi West St 2 since 2025-10.

Buying or selling at S$402,417?

Buying: Stamp duty on S$402,417 · Cash and CPF needed on S$402,417 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$402,417.

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

Primary schools near 728 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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 728 · EXECUTIVE · 04 TO 06 · Adjoined flat · 53 years left
163 sqmS$1,060,000S$6,503 psm
Aug 2026
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
68 sqmS$411,000S$6,044 psm
May 2026
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
68 sqmS$388,000S$5,706 psm
Apr 2026
Blk 728 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
68 sqmS$420,000S$6,176 psm
Jan 2026
Blk 728 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
68 sqmS$395,000S$5,809 psm
Sept 2025
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
68 sqmS$400,000S$5,882 psm
Aug 2025
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
68 sqmS$395,000S$5,809 psm
Aug 2025
Blk 728 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$388,000S$5,706 psm
Jul 2025
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
82 sqmS$460,000S$5,610 psm
Jun 2025
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$400,000S$5,882 psm
Apr 2025
Blk 728 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
93 sqmS$590,000S$6,344 psm
Mar 2025
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
82 sqmS$440,000S$5,366 psm
Dec 2024
Blk 728 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$375,000S$5,515 psm
Jun 2024
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
82 sqmS$448,000S$5,463 psm
May 2024
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$350,000S$5,147 psm
Dec 2023
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$380,000S$5,588 psm
Dec 2023
Blk 728 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
68 sqmS$372,000S$5,471 psm
May 2023
Blk 728 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$335,000S$4,926 psm
Jan 2023
Blk 728 · 4 ROOM · 07 TO 09 · New Generation · 57 years left
93 sqmS$490,000S$5,269 psm
Jan 2023
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
82 sqmS$409,000S$4,988 psm
Jan 2023
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$340,000S$5,000 psm
Aug 2022
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$357,000S$5,250 psm
Jul 2022
Blk 728 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
68 sqmS$360,000S$5,294 psm
Jun 2022
Blk 728 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$338,000S$4,971 psm
Apr 2022
Blk 728 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$340,000S$5,000 psm
See more

Showing 25 of 120.

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$382,147S$421,921S$456,948S$464,940
10 years42 yearsS$359,885S$438,698S$514,562S$532,718

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.