Blk 445B Clementi Ave 3
Project page · 99-year lease from 2021
Based on 8 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 445B | 28 TO 30 | 93 sqm | S$1,300,000 | S$13,978 psm | ×1.000 | S$13,978 psm |
| May 2026 | Blk 445B | 16 TO 18 | 93 sqm | S$1,195,000 | S$12,849 psm | ×1.000 | S$12,849 psm |
| Mar 2026 | Blk 445B | 16 TO 18 | 93 sqm | S$1,248,000 | S$13,419 psm | ×0.997 | S$13,380 psm |
| Feb 2026 | Blk 445B | 04 TO 06 | 93 sqm | S$1,010,000 | S$10,860 psm | ×0.997 | S$10,828 psm |
| Jan 2026 | Blk 445B | 31 TO 33 | 93 sqm | S$1,300,088 | S$13,979 psm | ×0.997 | S$13,938 psm |
| Jan 2026 | Blk 445B | 10 TO 12 | 93 sqm | S$1,130,000 | S$12,151 psm | ×0.997 | S$12,115 psm |
| Jan 2026 | Blk 445B | 22 TO 24 | 93 sqm | S$1,250,000 | S$13,441 psm | ×0.997 | S$13,401 psm |
| Nov 2025 | Blk 445B | 25 TO 27 | 93 sqm | S$1,283,888 | S$13,805 psm | ×0.996 | S$13,751 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.
4.07% gross yield
S$50,700 of rent a year against the estimate above · 1.26 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 445A | 4 ROOM | S$4,800 |
| Sept 2026 | 461 | 4 ROOM | S$4,500 |
| Sept 2026 | 461 | 4 ROOM | S$3,800 |
| Aug 2026 | 445A | 4 ROOM | S$5,000 |
| Aug 2026 | 441B | 4 ROOM | S$5,000 |
| Aug 2026 | 445B | 4 ROOM | S$4,800 |
| Aug 2026 | 427 | 4 ROOM | S$4,700 |
| Aug 2026 | 457 | 4 ROOM | S$4,200 |
median of 78 HDB rental approvals for 4 ROOM on Clementi Ave 3 since 2025-10.
Buying or selling at S$1,245,315?
Buying: Stamp duty on S$1,245,315 · Cash and CPF needed on S$1,245,315 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,245,315.
Each opens with this figure filled in; change anything there.
Primary schools near 445b 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
- Clementi Primary School · 289 m · no 2025 Phase 2C ballot
- Pei Tong Primary School · 426 m · no 2025 Phase 2C ballot
- Nan Hua Primary School · 757 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qifa Primary School · 760 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 445B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$1,580,000 | S$13,982 psm |
| May 2026 | Blk 445B · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$1,458,000 | S$12,903 psm |
| May 2026 | Blk 445B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,195,000 | S$12,849 psm |
| May 2026 | Blk 445B · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$1,300,000 | S$13,978 psm |
| Mar 2026 | Blk 445B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,248,000 | S$13,419 psm |
| Feb 2026 | Blk 445B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,010,000 | S$10,860 psm |
| Jan 2026 | Blk 445B · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$1,250,000 | S$13,441 psm |
| Jan 2026 | Blk 445B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| Jan 2026 | Blk 445B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,300,088 | S$13,979 psm |
| Dec 2025 | Blk 445B · 5 ROOM · 34 TO 36 · Improved · 95 years left | 113 sqm | S$1,500,000 | S$13,274 psm |
| Dec 2025 | Blk 445B · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,150,000 | S$10,177 psm |
| Dec 2025 | Blk 445B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,350,000 | S$11,947 psm |
| Nov 2025 | Blk 445B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$1,448,000 | S$12,814 psm |
| Nov 2025 | Blk 445B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,283,888 | S$13,805 psm |
| Oct 2025 | Blk 445B · 5 ROOM · 10 TO 12 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,170,000 | S$10,354 psm |
| Oct 2025 | Blk 445B · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,300,000 | S$13,978 psm |
| Sept 2025 | Blk 445B · 5 ROOM · 10 TO 12 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,205,000 | S$10,664 psm |
| Sept 2025 | Blk 445B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,280,880 | S$13,773 psm |
| Sept 2025 | Blk 445B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,206,889 | S$12,977 psm |
| Sept 2025 | Blk 445B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Sept 2025 | Blk 445B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,250,000 | S$13,441 psm |
| Aug 2025 | Blk 445B · 5 ROOM · 25 TO 27 · Improved · 95 years left | 113 sqm | S$1,458,888 | S$12,911 psm |
| Aug 2025 | Blk 445B · 5 ROOM · 22 TO 24 · Improved · 95 years left | 113 sqm | S$1,329,000 | S$11,761 psm |
| Aug 2025 | Blk 445B · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$1,230,000 | S$13,226 psm |
| Aug 2025 | Blk 445B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,225,000 | S$13,172 psm |
| Aug 2025 | Blk 445B · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| Aug 2025 | Blk 445B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,250,000 | S$13,441 psm |
| Jul 2025 | Blk 445B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,048,000 | S$11,269 psm |
| Jul 2025 | Blk 445B · 4 ROOM · 34 TO 36 · Model A · 95 years left excluded: outlier | 93 sqm | S$1,280,000 | S$13,763 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 445B · 4 ROOM | S$4,800 | — |
| Jun 2026 | Blk 445B · 4 ROOM | S$5,000 | — |
| Jun 2026 | Blk 445B · 4 ROOM | S$4,400 | — |
| Apr 2026 | Blk 445B · 4 ROOM | S$5,000 | — |
| Dec 2025 | Blk 445B · 5 ROOM | S$5,300 | — |
| Jul 2025 | Blk 445B · 4 ROOM | S$4,700 | — |
| May 2024 | Blk 445B · 4 ROOM | S$4,400 | — |
| Jun 2023 | Blk 445B · 5 ROOM | S$4,700 | — |
| Mar 2023 | Blk 445B · 4 ROOM | S$4,000 | — |
| Mar 2021 | Blk 445B · 4 ROOM | S$2,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 88 years | S$1,183,922 | S$1,307,145 | S$1,415,664 | S$1,440,422 |
| 10 years | 83 years | S$1,111,609 | S$1,355,045 | S$1,589,374 | S$1,645,453 |
| 20 years | 73 years | S$980,537 | S$1,457,027 | S$2,004,528 | S$2,148,478 |
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.