homequant
HDB · 121445

Blk 445A Clementi Ave 3

Project page · 99-year lease from 2021

Indicative value range
S$1,176,023 – S$1,334,862
Indicative mid S$1,270,242 · S$13,659 psm

Based on 14 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
Oct 2026Blk 445A31 TO 3393 sqmS$1,345,000S$14,462 psm×1.000S$14,462 psm
Aug 2026Blk 445A37 TO 3993 sqmS$1,355,888S$14,579 psm×1.000S$14,579 psm
Jul 2026Blk 445A22 TO 2493 sqmS$1,210,000S$13,011 psm×1.000S$13,011 psm
Jul 2026Blk 445A16 TO 1893 sqmS$1,289,000S$13,860 psm×1.000S$13,860 psm
Jun 2026Blk 445A34 TO 3693 sqmS$1,338,888S$14,397 psm×1.000S$14,397 psm
May 2026Blk 445A13 TO 1593 sqmS$1,178,000S$12,667 psm×1.000S$12,667 psm
Mar 2026Blk 445A31 TO 3393 sqmS$1,280,000S$13,763 psm×0.997S$13,723 psm
Feb 2026Blk 445A07 TO 0993 sqmS$1,100,888S$11,838 psm×0.997S$11,803 psm
Feb 2026Blk 445A34 TO 3693 sqmS$1,268,000S$13,634 psm×0.997S$13,594 psm
Jan 2026Blk 445A40 TO 4293 sqmS$1,350,000S$14,516 psm×0.997S$14,473 psm
Dec 2025Blk 445A13 TO 1593 sqmS$1,118,000S$12,022 psm×0.996S$11,974 psm
Dec 2025Blk 445A31 TO 3393 sqmS$1,328,000S$14,280 psm×0.996S$14,223 psm
Nov 2025Blk 445A10 TO 1293 sqmS$1,110,000S$11,935 psm×0.996S$11,889 psm
Nov 2025Blk 445A10 TO 1293 sqmS$1,180,000S$12,688 psm×0.996S$12,638 psm

How accurate is this estimate for Clementi Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 96 sales in Clementi Ave 3 since.

Median error
4.2%

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.

3.99% gross yield

S$50,700 of rent a year against the estimate above · 1.34 points below flats like it

Homes like this rent for about S$4,225 a month, the middle of 78 approvals in the last year.

Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 2026445A4 ROOMS$4,800
Sept 20264614 ROOMS$4,500
Sept 20264614 ROOMS$3,800
Aug 2026445A4 ROOMS$5,000
Aug 2026441B4 ROOMS$5,000
Aug 2026445B4 ROOMS$4,800
Aug 20264274 ROOMS$4,700
Aug 20264574 ROOMS$4,200

median of 78 HDB rental approvals for 4 ROOM on Clementi Ave 3 since 2025-10.

Buying or selling at S$1,270,242?

Buying: Stamp duty on S$1,270,242 · Cash and CPF needed on S$1,270,242 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,270,242.

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

Primary schools near 445a Clementi Ave 3

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 445A · 4 ROOM · 31 TO 33 · Model A · 94 years left
93 sqmS$1,345,000S$14,462 psm
Sept 2026
Blk 445A · 5 ROOM · 37 TO 39 · Improved · 94 years left
113 sqmS$1,590,000S$14,071 psm
Aug 2026
Blk 445A · 5 ROOM · 22 TO 24 · Improved · 94 years left
113 sqmS$1,580,000S$13,982 psm
Aug 2026
Blk 445A · 4 ROOM · 37 TO 39 · Model A · 94 years left
93 sqmS$1,355,888S$14,579 psm
Jul 2026
Blk 445A · 4 ROOM · 16 TO 18 · Model A · 94 years left
93 sqmS$1,289,000S$13,860 psm
Jul 2026
Blk 445A · 4 ROOM · 22 TO 24 · Model A · 94 years left
93 sqmS$1,210,000S$13,011 psm
Jun 2026
Blk 445A · 4 ROOM · 34 TO 36 · Model A · 94 years left
93 sqmS$1,338,888S$14,397 psm
May 2026
Blk 445A · 5 ROOM · 37 TO 39 · Improved · 94 years left
113 sqmS$1,580,000S$13,982 psm
May 2026
Blk 445A · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$1,178,000S$12,667 psm
Apr 2026
Blk 445A · 5 ROOM · 07 TO 09 · Improved · 94 years left
113 sqmS$1,408,000S$12,460 psm
Mar 2026
Blk 445A · 5 ROOM · 22 TO 24 · Improved · 94 years left
113 sqmS$1,460,000S$12,920 psm
Mar 2026
Blk 445A · 5 ROOM · 22 TO 24 · Improved · 94 years left
113 sqmS$1,500,000S$13,274 psm
Mar 2026
Blk 445A · 4 ROOM · 31 TO 33 · Model A · 94 years left
93 sqmS$1,280,000S$13,763 psm
Feb 2026
Blk 445A · 5 ROOM · 28 TO 30 · Improved · 94 years left
113 sqmS$1,498,000S$13,257 psm
Feb 2026
Blk 445A · 4 ROOM · 34 TO 36 · Model A · 94 years left
93 sqmS$1,268,000S$13,634 psm
Feb 2026
Blk 445A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$1,100,888S$11,838 psm
Jan 2026
Blk 445A · 5 ROOM · 40 TO 42 · Improved · 94 years left
113 sqmS$1,510,000S$13,363 psm
Jan 2026
Blk 445A · 5 ROOM · 34 TO 36 · Improved · 95 years left
113 sqmS$1,470,000S$13,009 psm
Jan 2026
Blk 445A · 4 ROOM · 40 TO 42 · Model A · 95 years left
93 sqmS$1,350,000S$14,516 psm
Dec 2025
Blk 445A · 5 ROOM · 31 TO 33 · Improved · 95 years left
113 sqmS$1,480,000S$13,097 psm
Dec 2025
Blk 445A · 4 ROOM · 31 TO 33 · Model A · 95 years left
93 sqmS$1,328,000S$14,280 psm
Dec 2025
Blk 445A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$1,118,000S$12,022 psm
Nov 2025
Blk 445A · 5 ROOM · 37 TO 39 · Improved · 95 years left
113 sqmS$1,488,889S$13,176 psm
Nov 2025
Blk 445A · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$1,395,000S$12,345 psm
Nov 2025
Blk 445A · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$1,380,000S$12,212 psm
Nov 2025
Blk 445A · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$1,180,000S$12,688 psm
Nov 2025
Blk 445A · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$1,110,000S$11,935 psm
Oct 2025
Blk 445A · 4 ROOM · 31 TO 33 · Model A · 95 years left
93 sqmS$1,259,000S$13,538 psm
Sept 2025
Blk 445A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$1,038,000S$11,161 psm
Sept 2025
Blk 445A · 4 ROOM · 37 TO 39 · Model A · 95 years left
93 sqmS$1,260,000S$13,548 psm
Sept 2025
Blk 445A · 4 ROOM · 19 TO 21 · Model A · 95 years left
93 sqmS$1,190,888S$12,805 psm
Aug 2025
Blk 445A · 5 ROOM · 16 TO 18 · Improved · 95 years left
113 sqmS$1,388,000S$12,283 psm
Aug 2025
Blk 445A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$987,000S$10,613 psm
Aug 2025
Blk 445A · 4 ROOM · 28 TO 30 · Model A · 95 years left
93 sqmS$1,215,000S$13,065 psm
Aug 2025
Blk 445A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$1,065,000S$11,452 psm
Jul 2025
Blk 445A · 4 ROOM · 16 TO 18 · Model A · 95 years left
93 sqmS$1,200,088S$12,904 psm
Jul 2025
Blk 445A · 4 ROOM · 16 TO 18 · Model A · 95 years left
93 sqmS$1,188,888S$12,784 psm
Jul 2025
Blk 445A · 4 ROOM · 22 TO 24 · Model A · 95 years left
93 sqmS$1,206,888S$12,977 psm
Jun 2025
Blk 445A · 4 ROOM · 28 TO 30 · Model A · 95 years left
excluded: outlier
93 sqmS$1,180,000S$12,688 psm

Sale prices as filed in caveats.

Where the lease takes this

About 93 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 years88 yearsS$1,207,621S$1,333,311S$1,444,001S$1,469,255
10 years83 yearsS$1,133,860S$1,382,169S$1,621,189S$1,678,390
20 years73 yearsS$1,000,165S$1,486,192S$2,044,653S$2,191,484

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.