Earlier this month, a four-room HDB flat at 445B Clementi Avenue 3 was sold for $1.284 million ($1,283 psf). Located on the 25th to 27th storeys, the 1,001-sq ft flat is part of Clementi Crest, which features 385 homes comprising a mix of four-room and five-room flats spread across two blocks. The flats at Clementi Crest have a remaining lease of 94 years and 8 months, indicating that the seller has just fulfilled their five-year Minimum Occupation Period (MOP).

The recent transaction is slightly below the record-high of $1.3 million ($1,299 psf) for four-room flats in Clementi, which was set last month by another flat from the same block.

We used our analytics tool, Is it a Good Deal?, to assess the transaction and determine whether the buyer of this flat in District 5 secured a bargain.

Read also: A five-room flat at 217A Compassvale Drive in Sengkang was just sold for a record-high of $1.062 million

Convenient location

The subject flat is adjacent to 321 Clementi as well as Clementi 448 Market and Hawker Centre. It is also a short walk to Clementi MRT Station, Clementi Bus Interchange, The Clementi Mall, Grantral Mall @ Clementi, Clementi Sports Centre and Swimming Complex, West Coast Recreation Centre and Clementi Stadium (see Map 1).

Currently, the nearby Clementi MRT Station serves only the East–West Line, but it will become a dual-line station upon completion of the Cross Island Line in 2032.

Residents who drive will be pleased to know that the flat is a short drive to the Ayer Rajah Expressway. There is also a multi-storey car park with a rooftop garden within Clementi Crest.

Parents will benefit from having a childcare centre within Clementi Crest. Additionally, there are numerous schools within a 1 km radius, including Clementi Primary School, Nan Hua Primary School, Pei Tong Primary School, Qifa Primary School, Clementi Town Secondary School, Nan Hua High School and NUS High School of Mathematics and Science (see Screenshot 1).

The million-dollar price tag for the subject flat places it at the higher end of the price spectrum for similar flats in the same neighbourhood. Our tool indicates that the transacted price for the subject flat is higher than the average for similar flats in Clementi Crest and District 5 (see Screenshot 2).

Slightly lower than record-high

According to data from HDB, 183 four-room flats in Clementi have been sold this year at prices ranging from $463,000 to $1.3 million. The subject flat’s transacted price of $1.284 million is this year’s second highest for four-room flats in Clementi.

Read also: Is it a Good Deal?: A three-bedder in Sentosa was recently sold at a loss of $2.099 million

So far this year, only six four-room flats in Clementi have been sold for more than $1.25 million (see Table 1). Notably, all six flats are from Clementi Crest. The convenient location and long remaining lease of the HDB project could have contributed to the flats’ high prices.

The subject flat has a typical layout for a four-room HDB flat, comprising an en-suite master bedroom, two additional bedrooms and a common bathroom. The unit also has a spacious living and dining area as well as a kitchen with a service yard (see Floor Plan 1).

Interestingly, the three four-room flats that fetched this year’s lowest prices for such flats in Clementi are within a 1 km radius of the subject flat (see Map 2). The three flats at the bottom of the price spectrum are from West Coast Vista which is located along West Coast Drive.

The three flats from West Coast Vista were sold for $463,000 to $480,000 (see Table 2). The flats are a short walk from Ayer Rajah Market and Food Centre, Clementi Stadium and West Coast Recreation Centre. However, they are not within walking distance of Clementi MRT Station. Their distance from the MRT station, coupled with their short remaining lease of approximately 51 years, could have contributed to their low prices.

Prices for four-room flats in Clementi higher than peers

While the average resale prices for four-room ($843 psf) and five-room ($818 psf) HDB flats in Clementi move in tandem, the average resale price for three-room ($606 psf) flats remains consistently lower (see Chart 1). Notably, the transacted price for the subject flat ($1,283 psf) is significantly higher than the average for four-room flats ($843 psf) in the same HDB town.

Among the three flat types in Clementi, four-room flats achieved the highest average resale price, driven by strong price growth of 43.1% since 2020. During the same period, their three-room and five-room counterparts recorded weaker price increases of 29.8% and 33.9%, respectively.

Read also: Is it a Good Deal?: $490,000 for a three-room flat in Tanjong Pagar

Four-room flats in Clementi ($1,090 psf) that are 10 years or younger achieved an average resale price significantly higher than their peers in the West Region ($680 psf) and islandwide ($730 psf) (see Chart 2). However, the transacted price for the subject flat ($1,283 psf) is still higher than similar flats in Clementi ($1,090 psf).

Source: EdgeProp Market Trends (as at 12 November 2025)

Five completed 99-year leasehold condos within a 1 km radius

There are no 99-year leasehold condos within a 500 m radius of the subject flat. However, if the distance is expanded to 1 km, five completed 99-year leasehold condos fall within the radius, namely Regent Park, The Trilinq, The Clement Canopy, Clavon and Parc Clematis (see Map 3).

The upcoming Elta is also located within a 1 km radius of the subject flat. The 501-unit condo was launched in February, achieving a take-up rate of 65%. Based on caveats lodged at the time of writing, 350 units have been sold, indicating an improved take-up rate of 69.9%. Based on the lodged caveats, the upcoming condo along Clementi Avenue 1 also achieved an average price of $2,544 psf.

Of the five completed 99-year leasehold condos, only The Clement Canopy, Clavon and Parc Clematis have a remaining land lease of at least 90 years. The land leases for Clavon and Parc Clematis started in 2019, leaving them with a remaining lease of 93 years. Despite that, Parc Clematis is a year older because it obtained its Temporary Occupation Permit (TOP) in 2023, while Clavon received its TOP last year. Meanwhile, The Clement Canopy has a remaining land lease of 90 years, as its lease began in 2016. It received its TOP in 2019.

While all three condos are located in District 5, they are located along different streets. The Clement Canopy and Clavon are along Clementi Avenue 1, while Parc Clematis is along Jalan Lempeng. The Clement Canopy and Clavon are mid-sized projects with 505 units and 640 units, respectively. In contrast, Parc Clematis features 1,450 condo units and 18 landed units.

Given that The Clement Canopy is the oldest among the three, it is hardly surprising that it has the lowest average price of $1,971 psf. In comparison, Clavon and Parc Clematis achieved average prices of $2,060 psf and $2,140 psf, respectively (see Chart 3).

Conclusion

The price tag of $1.284 million for the subject flat is only slightly lower than the record-high price of $1.3 million, recently paid for another four-room flat in the same block. So far this year, only six four-room flats in Clementi have been sold for more than $1.25 million, and all are from Clementi Crest.

Buyers who are keen to live in Clementi, albeit at more affordable prices, could consider West Coast Vista. This year’s most affordable four-room flats in Clementi are from that HDB project, despite West Coast Vista being within a 1 km radius of Clementi Crest. The main difference between the two HDB projects lies in their remaining leases. West Coast Vista has a significantly shorter remaining lease of approximately 51 years compared to Clementi Crest’s remaining lease of approximately 94 years.

Clementi Crest’s close proximity to amenities such as Clementi MRT Station, several malls and numerous schools could have also contributed to the high prices commanded by the flats in this HDB  project.

To learn more about this transaction, and whether it is a good deal, click here.

Check out the latest listings for Parc Clematis, Clavon, The Clement Canopy properties