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HDB · 120731

Blk 731 Clementi West St 2

Project page · 99-year lease from 1980

Indicative value range
S$366,000 – S$393,834
Indicative mid S$384,156 · S$5,649 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 70607 TO 0968 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Sept 2026Blk 70607 TO 0968 sqmS$370,000S$5,441 psm×1.000S$5,441 psm
Aug 2026Blk 72807 TO 0968 sqmS$411,000S$6,044 psm×1.000S$6,044 psm
Aug 2026Blk 70607 TO 0968 sqmS$362,000S$5,324 psm×1.000S$5,324 psm
Aug 2026Blk 70601 TO 0368 sqmS$355,000S$5,221 psm×1.000S$5,221 psm
Jul 2026Blk 73104 TO 0668 sqmS$373,000S$5,485 psm×1.000S$5,485 psm
Jul 2026Blk 71104 TO 0667 sqmS$340,000S$5,075 psm×1.000S$5,075 psm
Jun 2026Blk 71507 TO 0968 sqmS$372,000S$5,471 psm×1.000S$5,471 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
Apr 2026Blk 72904 TO 0668 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Mar 2026Blk 71513 TO 1568 sqmS$395,000S$5,809 psm×0.997S$5,792 psm
Feb 2026Blk 71507 TO 0968 sqmS$380,000S$5,588 psm×0.997S$5,572 psm
Jan 2026Blk 72810 TO 1268 sqmS$395,000S$5,809 psm×0.997S$5,792 psm
Dec 2025Blk 71310 TO 1267 sqmS$355,000S$5,299 psm×0.996S$5,278 psm
Dec 2025Blk 71401 TO 0367 sqmS$380,000S$5,672 psm×0.996S$5,649 psm
Dec 2025Blk 70601 TO 0368 sqmS$360,000S$5,294 psm×0.996S$5,273 psm
Nov 2025Blk 71504 TO 0668 sqmS$415,000S$6,103 psm×0.996S$6,079 psm
Nov 2025Blk 70604 TO 0668 sqmS$390,000S$5,735 psm×0.996S$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

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$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 731 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
Jul 2026
Blk 731 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
68 sqmS$373,000S$5,485 psm
Sept 2025
Blk 731 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
68 sqmS$388,000S$5,706 psm
Mar 2025
Blk 731 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
68 sqmS$380,000S$5,588 psm
Oct 2024
Blk 731 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
82 sqmS$455,000S$5,549 psm
Apr 2024
Blk 731 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$380,000S$5,588 psm
Dec 2023
Blk 731 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
68 sqmS$355,000S$5,221 psm
Nov 2023
Blk 731 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
82 sqmS$425,000S$5,183 psm
Oct 2023
Blk 731 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
93 sqmS$510,000S$5,484 psm
Sept 2023
Blk 731 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$350,000S$5,147 psm
May 2023
Blk 731 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
82 sqmS$370,000S$4,512 psm
Oct 2022
Blk 731 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$313,000S$4,603 psm
Apr 2022
Blk 731 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$348,000S$5,118 psm
Feb 2022
Blk 731 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$320,000S$4,706 psm
Jan 2022
Blk 731 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$353,000S$5,191 psm
See more

Showing 14 of 63.

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$364,806S$402,775S$436,213S$443,842
10 years42 yearsS$343,554S$418,791S$491,212S$508,544

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.