Clementi occupies a singular position in Singapore's west — a mature HDB town that commands prices well above typical Outside Central Region levels, sustained by a rare confluence of top-tier schools, a major employment node, and seamless East-West Line connectivity. As of 2026-06, four-room resale flats average around S$812,000 and five-room units approach S$1.05 million, figures that belong in an OCR context only because Clementi's fundamentals justify them. Families chasing Nan Hua Primary and NUS High School of Mathematics and Science ballots, professionals employed at the National University of Singapore or the one-north/Science Park R&D cluster, and commuters who value Clementi MRT's direct integration with Clementi Mall and the bus interchange all compete for the same limited supply. That sustained demand is the engine behind the price premium — and the lens through which every buyer must evaluate whether Clementi is right for them.
A Town Built Around Education and Employment
Clementi's identity was shaped by two decisions made decades apart. The first was the concentration of national education institutions along its eastern fringe: NUS, Singapore Polytechnic, NUS High School, and a cluster of well-regarded primary schools that now anchor some of the most competitive Primary 1 registration phases in the country. The second was the development of one-north — the JTC-managed innovation district spanning Biopolis, Fusionopolis, and Mediapolis — which brought tens of thousands of knowledge-economy jobs within cycling or one-stop MRT distance of Clementi homes. Together, these create a live-work-study ecosystem rare in public housing towns. According to data from the HDB official flat portal, Clementi's resale market recorded approximately 3,108 transactions over the past five years, with an average resale price of around S$610,000 across all flat types — a figure elevated by the concentration of larger units and the town's premium positioning. Check current HDB resale price distributions across the west on the HDB prices map.
Transport: EWL Core and the Cross Island Line Upgrade
Clementi MRT on the East-West Line has long been a workhorse station — offering one-seat rides to the CBD (roughly 25 minutes to City Hall) and westward connections to Jurong East and the lakeside precinct. The station's ground-level integration with Clementi Mall and the bus interchange means residents rarely need to exit the covered complex to transfer modes, a quality-of-life detail that matters on a Singapore afternoon. Dover station, one stop east, provides an additional EWL access point for residents in the eastern blocks. The Land Transport Authority's Cross Island Line project will add an interchange at Clementi, expected to significantly increase western rail capacity and reduce crowding on the EWL. This infrastructure uplift is already priced into market expectations and will likely sustain demand well into the 2030s. Assess your commute from specific blocks using the commute-time map.
Market Positioning: Premium West, Not Budget West
Buyers approaching Clementi with Jurong East or Choa Chu Kang pricing expectations will be recalibrated quickly. As of 2026-06, three-room flats average around S$451,000, four-room units around S$812,000, five-room units around S$1.05 million, and executive flats around S$1.07 million — all materially above OCR medians for comparable flat types. This premium is structural rather than speculative: the schools-belt effect, the one-north employment catchment, and the tight leasehold supply of well-located blocks sustain it across cycles. The average remaining lease of approximately 68 years means buyers need to apply HDB lease decay logic carefully to older blocks, particularly for units purchased with CPF where the lease must cover the youngest buyer to age 95. Run your numbers with the affordability calculator and check your eligibility for grants using the HDB grant calculator.
- Average resale price: $714,239
- Transaction volume: 544 (12 months)
- Average rent: $2,384/mo
- Gross yield: 4.0%
Quarterly transaction volume is up 9.7% and avg price is up 4.5% quarter-on-quarter in Clementi — a warming market.
Clementi Town Scores
Investment: Strong
Town Overview
Clementi is an established HDB town with 544 resale transactions in the past 12 months.
Price Trend
| Month | Avg Price | Volume | MoM |
|---|---|---|---|
| 2024-07 | $606,783 | 67 | — |
| 2024-08 | $626,105 | 56 | ↑ 3.2% |
| 2024-09 | $624,273 | 39 | ↓ 0.3% |
| 2024-10 | $585,418 | 41 | ↓ 6.2% |
| 2024-11 | $682,956 | 33 | ↑ 16.7% |
| 2024-12 | $580,400 | 41 | ↓ 15.0% |
| 2025-01 | $704,092 | 41 | ↑ 21.3% |
| 2025-02 | $730,427 | 43 | ↑ 3.7% |
| 2025-03 | $686,253 | 52 | ↓ 6.0% |
| 2025-04 | $645,110 | 45 | ↓ 6.0% |
| 2025-05 | $635,604 | 44 | ↓ 1.5% |
| 2025-06 | $637,024 | 42 | ↑ 0.2% |
| 2025-07 | $667,174 | 60 | ↑ 4.7% |
| 2025-08 | $728,815 | 62 | ↑ 9.2% |
| 2025-09 | $670,356 | 58 | ↓ 8.0% |
| 2025-10 | $662,241 | 24 | ↓ 1.2% |
| 2025-11 | $773,300 | 40 | ↑ 16.8% |
| 2025-12 | $770,353 | 40 | ↓ 0.4% |
| 2026-01 | $701,221 | 49 | ↓ 9.0% |
| 2026-02 | $699,573 | 37 | ↓ 0.2% |
| 2026-03 | $704,917 | 38 | ↑ 0.8% |
| 2026-04 | $660,193 | 34 | ↓ 6.3% |
| 2026-05 | $759,129 | 60 | ↑ 15.0% |
| 2026-06 | $756,751 | 42 | ↓ 0.3% |
Flat Type Breakdown
| Flat Type | Avg Price | Volume |
|---|---|---|
| 3 ROOM | $457,011 | 229 |
| 4 ROOM | $838,557 | 220 |
| 5 ROOM | $1,108,457 | 77 |
| EXECUTIVE | $1,079,300 | 10 |
| 2 ROOM | $408,000 | 8 |
Rental Market
| Flat Type | Median Rent |
|---|---|
| 3 ROOM | $2,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $1,910/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $2,150/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,880/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,500/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,350/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $1,890/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,200/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,150/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $900/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $925/mo |
| 3 ROOM | $1,630/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $860/mo |
| 3 ROOM | $900/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $850/mo |
| 3 ROOM | $1,050/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $1,150/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $860/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $838/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $2,850/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $3,000/mo |
| 3 ROOM | $1,530/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $1,450/mo |
| 3-RM | $860/mo |
| 3-RM | $838/mo |
| 3-RM | $800/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $3,900/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,450/mo |
| 4 ROOM | $2,450/mo |
| 4 ROOM | $3,900/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $3,850/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $4,000/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $3,850/mo |
| 4 ROOM | $3,700/mo |
| 4 ROOM | $3,300/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $4,000/mo |
| 4 ROOM | $2,550/mo |
| 4 ROOM | $3,800/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $3,650/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $3,700/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $3,800/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $3,900/mo |
| 4 ROOM | $2,350/mo |
| 4 ROOM | $2,350/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $1,000/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,350/mo |
| 4 ROOM | $2,550/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $1,950/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,050/mo |
| 4 ROOM | $1,000/mo |
| 4 ROOM | $1,000/mo |
| 4 ROOM | $1,100/mo |
| 4 ROOM | $1,100/mo |
| 4 ROOM | $1,125/mo |
| 4 ROOM | $1,250/mo |
| 4 ROOM | $1,400/mo |
| 4 ROOM | $1,500/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,950/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,630/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,650/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $1,100/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $2,750/mo |
| 4 ROOM | $2,800/mo |
| 4 ROOM | $2,650/mo |
| 4 ROOM | $2,600/mo |
| 4-RM | $1,000/mo |
| 4-RM | $1,050/mo |
| 4-RM | $1,000/mo |
| 5 ROOM | $3,800/mo |
| 5 ROOM | $2,250/mo |
| 5 ROOM | $2,530/mo |
| 5 ROOM | $2,830/mo |
| 5 ROOM | $4,000/mo |
| 5 ROOM | $4,200/mo |
| 5 ROOM | $2,900/mo |
| 5 ROOM | $3,900/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $4,200/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $4,350/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $3,900/mo |
| 5 ROOM | $4,000/mo |
| 5 ROOM | $2,830/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $4,200/mo |
| 5 ROOM | $2,850/mo |
| 5 ROOM | $4,350/mo |
| 5 ROOM | $2,730/mo |
| 5 ROOM | $4,000/mo |
| 5 ROOM | $4,100/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $2,750/mo |
| 5 ROOM | $2,650/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $3,000/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,580/mo |
| 5 ROOM | $2,580/mo |
| 5 ROOM | $2,900/mo |
| 5 ROOM | $3,000/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,980/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $3,000/mo |
| 5 ROOM | $2,900/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,870/mo |
| 5 ROOM | $2,680/mo |
| 5 ROOM | $2,880/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,580/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,900/mo |
| EXECUTIVE | $2,800/mo |
Private Options Near Clementi
Upgrading out of Clementi? These private developments are closest to the town:
- THE PARC CONDOMINIUM — avg $1,972 psf, freehold, 540m from town centre
- CLAVON — avg $2,115 psf, 99-yr leasehold, 630m from town centre
- PASIR PANJANG GARDENS — avg $2,376 psf, freehold, 690m from town centre
- REGENT PARK — avg $1,376 psf, 99-yr leasehold, 690m from town centre
- THE TRILINQ — avg $1,811 psf, 99-yr leasehold, 710m from town centre
Schools Belt: National-Level Competitive Advantage
No single factor does more to sustain Clementi's resale premium than its school landscape. Nan Hua Primary and Pei Tong Primary routinely appear in discussions of the most oversubscribed schools in Singapore's Primary 1 registration exercise, and residing within 1 km of either school converts to a meaningful registration advantage under the Ministry of Education's P1 registration framework. NUS High School of Mathematics and Science — a specialised independent school offering an accelerated curriculum with strong university linkages — sits within the town boundaries, attracting families who plan ahead from the primary years. Clementi Primary adds further optionality. For families willing to pay a quantum premium to lock in school proximity, the value proposition is clear and defensible across market cycles.
Employment Node Proximity: NUS, one-north, and Science Park
The demand side of Clementi's rental and owner-occupier market is materially reinforced by the NUS and one-north employment ecosystem. NUS employs roughly 10,000 academic and administrative staff and hosts thousands of postgraduate researchers; the one-north precinct — spanning Biopolis (biomedical sciences), Fusionopolis (infocomm and media), and Mediapolis (content and technology) — adds a further concentration of MNC and startup knowledge workers. Many of these professionals prefer to live within a short commute, and Clementi's EWL connectivity and walkable access to the campus perimeter make it a natural choice. This creates a rental catchment that is more recession-resilient than typical OCR towns, anchored by institutional employment rather than purely private-sector cycles. The URA Master Plan's one-north urban transformation plans signal continued densification of this employment node.
Mature Amenities and West Coast Park Access
Clementi's amenity infrastructure reflects its maturity. Clementi Mall (integrated with the MRT) and 321 Clementi provide everyday retail, dining, and services within walking distance of most blocks. West Coast Park — one of Singapore's larger recreational parks with barbecue pits, a marine cove, and an adventure playground — sits on the town's southern edge, offering a green amenity that newer satellite towns typically lack. The combination of integrated transport retail, neighbourhood-scale commercial strips, and recreational green space reduces the lifestyle gap that buyers sometimes associate with moving away from the central region.
Quantum and MSR Strain at OCR Premiums
Clementi's pricing sits in uncomfortable territory for HDB buyers subject to the Mortgage Servicing Ratio (MSR) cap of 30% of gross monthly income. At a four-room average of S$812,000, a buyer taking the maximum HDB loan (currently 80% LTV at 2.6% interest, per HDB's loan eligibility guidelines) would need a combined household income of roughly S$9,500–S$10,500 per month to pass MSR — a threshold that excludes a significant portion of first-time buyer households. Five-room buyers face an even steeper qualification bar. Buyers who clear MSR on paper but are stretched close to the ceiling will have limited buffer for income shocks or interest rate movements. The premium that makes Clementi attractive is also the variable that most frequently disqualifies buyers who would otherwise prefer it.
Lease Decay Risk on Older Blocks
Clementi's average remaining lease of approximately 68 years masks considerable variation. Blocks built in the 1980s may carry leases of 58–62 years; the CPF usage rules and HDB Lease Buyback Scheme eligibility thresholds become material at these levels. Buyers using CPF for units where the lease does not cover the youngest buyer to age 95 will face CPF usage restrictions and may need to fund a larger cash component. Banks typically apply haircuts to valuations on leases below 60 years, narrowing the pool of willing lenders and future buyers. The lease decay calculus is not a deal-breaker in a high-demand town, but Clementi's price premium means buyers should not assume that demand alone will protect them from lease-related valuation erosion over a 15–20-year hold.
Compressed Rental Yields Relative to Quantum
For buyers motivated partly by rental return, Clementi's yield profile is a constraint. HDB rental regulations, the Minimum Occupation Period, and market rent levels mean that gross yields on Clementi flats typically run 2.5–3.2% — materially lower than cheaper west towns such as Jurong West or Bukit Batok, where lower purchase prices produce similar or higher absolute rents. The schools and employment premium inflates purchase prices faster than rents. Investors expecting Clementi to function as a high-yield asset are likely to be disappointed; the town rewards long-horizon owner-occupiers more than yield-maximising investors.
- ✅ school-proximity-family: Clementi is purpose-built for this buyer. Nan Hua Primary, Pei Tong Primary, and NUS High School create 1 km proximity advantages that materially improve P1 registration outcomes. Families who have planned around the schools calendar will find the premium defensible as a long-hold investment in their children's secondary and tertiary pathways.
- ✅ short-commute-professional: Professionals employed at NUS, one-north (Biopolis, Fusionopolis, Mediapolis), or Science Park I/II can reach their workplace in under 15 minutes by bus or bicycle from most Clementi blocks — an unusually short commute for an HDB town. The EWL also delivers reliable one-seat access to the CBD for hybrid-schedule workers.
- ✅ mrt-dependent-commuter: Clementi MRT's integration with the bus interchange and Clementi Mall — plus the coming Cross Island Line interchange — makes this one of the strongest transport nodes in the west. Commuters who want rail access without car dependency and who value covered connections between MRT, buses, and retail will find the set-up genuinely convenient.
- ⚠️ value-first-hdb-buyer: Clementi offers real value in education and connectivity, but buyers maximising space per dollar will find Jurong West, Bukit Batok, or Choa Chu Kang deliver more rooms at the same monthly repayment. If the schools or employment node is not a priority, the Clementi premium is hard to justify on a pure value basis — consider other west towns first.
- ❌ hdb-rental-yield-investor: High purchase quantum, HDB MOP lock-in, and modest rent levels combine to produce gross yields of around 2.5–3.2% — among the lower ends for the west. Investors seeking income return on HDB assets should look at lower-quantum towns in the west or north where the same rental income represents a higher yield on capital deployed.
Clementi earns its premium — but only for buyers whose life circumstances align with its specific strengths. As of 2026-06, it is the clearest choice in Singapore's west for families running the schools ballot for Nan Hua or Pei Tong, for knowledge workers at NUS or one-north who value a walkable or one-stop commute, and for households who want mature amenities and EWL connectivity without moving closer to the city centre. The four-room average of S$812,000 and five-room at S$1.05 million are not bargains by OCR standards, and buyers should model MSR eligibility and lease decay on specific blocks carefully before committing. For owner-occupiers whose lifestyle, employment, and family priorities match what Clementi actually delivers, the premium has historically been self-sustaining across market cycles. For everyone else — particularly yield-first investors or buyers optimising for space per dollar — the west offers more affordable alternatives that deserve equal consideration.
FAQ
What is the average HDB resale price in Clementi?
What is the rental yield in Clementi?
Methodology & Sources
Numbers in this article reflect Last 12 months and update as new data becomes available.
HDB resale and rental data from data.gov.sg.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.