Type

Units

Min Area

Price Range

Other

150 sqft

S$800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 8 min (660 m) from EW23 Clementi MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

338 Clementi Avenue 2: HDB Living in Clementi's Established Heart

338 Clementi Avenue 2 represents a solid opportunity within one of Singapore's most enduring residential neighbourhoods. Positioned in Clementi, a mature estate with decades of community infrastructure and proven market resilience, the development sits within easy reach of major transport arteries and the vibrant Clementi town centre. The address carries the weight of established demand, with consistent buyer and rental interest underpinned by the area's accessibility and lifestyle credentials.

The development's location delivers tangible connectivity advantages. Clementi MRT Station, served by the East–West Line, lies approximately 660 metres away—a straightforward 8-minute walk that connects residents directly to the wider island network. This proximity to a major transport hub historically supports capital appreciation and rental velocity, as commuters prioritise walkability to MRT access. Clementi itself functions as a secondary commercial node, reducing reliance on the CBD for shopping, dining, and entertainment, which particularly appeals to families and older residents seeking convenience without downtown intensity.

Ideal for Multiple Buyer Profiles

The compact unit configuration at 338 Clementi Avenue 2 appeals across several buyer segments. First-time buyers benefit from transparent HDB pricing, straightforward financing pathways, and absence of surprises in annual maintenance costs. Upgraders downsizing from larger private or HDB properties find the efficient floor plans practical for retired couples or empty-nesters prioritising accessibility over sprawling square footage. Investors recognise the stable rental demand in Clementi, where a mix of young professionals, foreign talent, and elderly residents unable to access public housing create consistent tenant pools. The development's maturity means no uncertainty around final completion, infrastructure rollout, or neighbourhood character—what exists today will define the investment tomorrow.

Investment Returns and Market Positioning

Rental yields in the Clementi HDB market typically reflect the broader maturity of the estate and the stability of its tenant base. Properties marketed as compact units often command rental rates proportional to their size, with per-square-foot rents roughly aligned with neighbouring Bukit Merah and Dover developments. An investor acquiring a unit at current market rates should model rental income conservatively, accounting for a 2-3 month vacancy buffer annually and HDB-mandated contributions to the Sinking Fund. The advantage of HDB investment lies in predictability—market cycles move slowly in mature estates, and capital erosion tracks closely to lease decay rather than sudden neighbourhood shifts. Unlike new launches where prestige or scarcity inflate valuations, 338 Clementi Avenue 2 benefits from transparent benchmarking against hundreds of comparable transactions, making yield calculations straightforward.

Price per square foot in this precinct has historically tracked 2-5% below prime fringe zones like Tiong Bahru or Tanjong Pagar, reflecting Clementi's location further from the city core. This discount rewards value-conscious buyers whilst maintaining sufficient liquidity for resale—the estate's longevity ensures that if you need to exit, a market exists. Recent comparable transactions in the block or nearby streets provide the most accurate guide to current pricing trends, though broad HDB market sentiment typically correlates with interest rate movements and first-time buyer sentiment.

Financing and Affordability Considerations

Buyers utilising HDB loans benefit from rates capped at 2.6% per annum, with tenures extending up to 25 years for younger applicants. At typical Clementi price points, debt-servicing ratios remain favourable for dual-income households, with Total Debt Servicing Ratio (TDSR) headroom comfortably within Central Provident Fund (CPF) and cash-based lending thresholds. First-timers should note that HDB loans do not require legal representation or valuation fees, reducing acquisition costs versus private property purchase. However, second-property buyers—whether upgrading from another HDB or purchasing privately—will encounter the Additional Buyer's Stamp Duty (ABSD) at 20% on top of the purchase price if they are Singapore Citizens acquiring a second residential property. This duty substantially increases capital outlay and should be factored into investment return calculations.

Lease Decay and Long-Term Resale Dynamics

HDB leases are granted in denominations of 99 years from the date of issue. A unit purchased today will eventually decline in residual value as the lease tail shortens, with market activity historically slowing once tenure drops below 60 years remaining. For buyers with medium-term horizons (5-10 years), this depreciation is modest, but investors planning 20+ year holds should anticipate that capital growth will flatten materially in the final decades of the lease. The government's lease-extension framework allows qualifying owners to extend their lease for a fee, providing a backstop against total value erosion, though terms and eligibility remain subject to policy change. Understanding your holding period is critical to assessing whether Clementi's stability justifies purchase at current rates.

Neighbourhood Amenities and Lifestyle

Clementi's infrastructure maturity provides reassurance absent from emerging estates. The neighbourhood hosts multiple primary and secondary schools, a mix of government and private options, making it popular with family upgrades. Healthcare access includes a polyclinic and private clinics within the town centre. Recreational facilities encompass Clementi Swimming Complex, Clementi Sports Hall, and multiple neighbourhood parks. Supermarkets, wet markets, and shopping plazas meet daily needs without requiring cross-town expeditions. This density of amenities supports both livability and rental attractiveness, as tenants value self-contained precincts offering work, school, shopping, and leisure within walking distance or short bus rides.

The East–West Line MRT connection remains the development's most valuable transport asset. Direct access to the CBD, Marina Bay, and northern zones via a single-line interchange at Bugis or Raffles Place minimises commute friction for office-based workers. Clementi MRT's role as a transport node—with bus interchange and taxi stands integrated into the station precinct—further enhances accessibility without private vehicle dependency.

Market Comparison and Competitive Context

338 Clementi Avenue 2 competes directly with other HDB flats in the immediate vicinity and comparable-age blocks in Dover, Bukit Merah, and Queenstown. These neighbouring estates offer similar walk-times to alternative MRT stations (Dover to Bukit Merah MRT, Bukit Merah to Tiong Bahru MRT) and comparable per-square-foot pricing. Differentiators lie in block proximity to commercial centres, density of schools, and individual block condition rather than estate-wide superiority. Buyers should review transaction records for identical unit sizes in the same block to establish precise value benchmarks; smaller units often show price-per-square-foot premiums due to investor and first-timer demand, whilst larger units may trade at slight discounts if family demand is softening.

Future Supply and District Evolution

Clementi's maturity means minimal new HDB supply is expected in the immediate neighbourhood. The estate was largely built out in the 1980s-2000s, and density constraints limit large-scale infill. This supply scarcity theoretically supports long-term capital retention, as new demand cannot be met by new units—though it also implies that buyer sentiment becomes the primary driver of pricing rather than infrastructure or prestige factors. The planned expansion of Clementi town centre and periodic upgrading of existing blocks under HDB rejuvenation schemes can provide marginal uplifts to immediate surroundings, but do not fundamentally alter the estate's character. Investors seeking growth upside should look to emerging zones; buyers prioritising stability and liquidity will find 338 Clementi Avenue 2's established market more predictable.

In summary, 338 Clementi Avenue 2 offers buyers a transparent entry into a mature, well-serviced neighbourhood with proven rental and resale demand. The development's proximity to Clementi MRT, coupled with comprehensive amenities and affordable price positioning, makes it suitable for a wide cross-section of owner-occupiers and investors. Success in this market depends on disciplined valuation benchmarking, realistic yield modelling, and alignment between holding period and lease tenure expectations.

Frequently Asked Questions

What rental yield should I expect if I purchase a unit at 338 Clementi Avenue 2 as an investment property?

Rental yields for compact HDB units in Clementi typically range between 3-4% gross yield, depending on unit size and purchase price relative to prevailing market rents. The estate's mature infrastructure and proximity to Clementi MRT attract a stable tenant pool including young professionals, foreign workers, and retired individuals, supporting consistent rental demand. However, investors must account for HDB Sinking Fund contributions (which average 50-80 SGD per unit per month), potential vacancy periods of 2-3 weeks between tenants, and the fact that smaller units often command lower absolute rents despite marginally higher per-square-foot rates. A conservative model would factor in a 2.5% gross yield after maintenance costs, with upside where unit condition and MRT proximity allow above-market positioning.

How does the price per square foot at 338 Clementi Avenue 2 compare to other mature HDB estates in Singapore?

Clementi's per-square-foot pricing typically sits 2-5% below more CBD-proximate estates like Tiong Bahru or Tanjong Pagar, reflecting its greater distance from the city centre and financial district employment hubs. Compared to contemporaneous developments in Dover, Bukit Merah, and Queenstown, 338 Clementi Avenue 2 generally trades at parity or modest discount, depending on individual block condition and proximity to commercial amenities. The most accurate benchmark comes from examining recent transactions (within 3 months) for identical unit types in the same block or within 200 metres, as HDB pricing is highly granular and sensitive to specific locations within an estate. Buyers should avoid comparing across different unit sizes, as compact studios and one-bedroom flats typically command 10-15% premiums per square foot relative to three-bedroom units due to first-timer and investor demand concentration.

What Additional Buyer's Stamp Duty (ABSD) will I pay if I buy this property as a second residential property?

If you are a Singapore Citizen purchasing 338 Clementi Avenue 2 as your second residential property, you will incur Additional Buyer's Stamp Duty at the rate of 20% on top of the purchase price. This duty applies on the first SGD 180,000 of the property value at 20%, and on the balance above SGD 180,000 also at 20%, making it a substantial increase in total acquisition cost—not merely a marginal fee. For example, a property purchased for SGD 400,000 would incur ABSD of approximately SGD 80,000, bringing total stamp duty and related costs to nearly SGD 90,000 when standard buyer's stamp duty is included. This levy significantly reduces net cash-on-cash returns for investment purchases and should be modelled into your investment thesis before committing; upgraders downsizing from larger properties should ensure their previous property is fully disposed of before purchase to avoid this duty.

What is the lease tenure of units at 338 Clementi Avenue 2, and how will lease decay affect resale value?

338 Clementi Avenue 2 is an HDB development with a 99-year lease tenure, standard across all public housing estates in Singapore. The critical resale consideration is that as the remaining lease decreases—particularly once it falls below 60 years—market appetite and valuations decline materially, with banks becoming reluctant to finance properties below 30-40 years remaining lease. An investor purchasing today with a 99-year lease could realistically hold for 15-20 years before encountering financing constraints, though capital growth will slow noticeably once tenure drops below the 60-year threshold. The HDB does offer lease extension schemes allowing qualifying owners to extend their lease, though terms and eligibility change periodically and are subject to government policy. For medium-term buyers (5-10 year horizons), lease decay is a minor consideration, but anyone planning retirement-phase holdings should carefully model the point at which their property becomes difficult to sell or refinance.

How does proximity to Clementi MRT Station affect demand and capital appreciation for units in this development?

Clementi MRT Station's location approximately 660 metres (8-minute walk) away is a primary value driver for 338 Clementi Avenue 2, as walkability to major transport hubs historically correlates with both rental velocity and capital retention. The East–West Line connection provides direct access to the CBD, Marina Bay, and northern zones via single interchanges, reducing commute friction for office-based workers and supporting demand from young professionals and middle-income upgraders. MRT proximity also supports rental yields, as tenants consistently prioritise transport accessibility above other factors—this density of tenant demand allows landlords to maintain pricing discipline and minimise vacancy periods. Historically, HDB blocks within 500-800 metres of MRT stations show lower price volatility and faster turnover than remote blocks, though this premium is already embedded in current market pricing and is not a source of outsized future appreciation; rather, it provides downside protection by maintaining consistent buyer demand regardless of economic cycles.

Which buyer profiles—first-timers, upgraders, investors, or high-net-worth purchasers—is 338 Clementi Avenue 2 most suitable for?

338 Clementi Avenue 2 is exceptionally well-suited for first-time buyers and upgraders downsizing from larger units, as the transparent HDB framework, fixed-rate financing, and established market comparables remove many uncertainties faced by first-timers entering the property market. Young professionals and small families moving to Singapore or seeking efficient urban living find the location and amenity density appealing. Investor profiles—both individual and mixed-tenant buys—benefit from Clementi's stability, predictable rental demand, and lack of speculative sentiment; however, the modest capital appreciation potential relative to emerging estates makes this development less attractive for high-net-worth buyers seeking outsized returns or portfolio diversification plays. Seasoned investors recognise Clementi as a yield-generation tool rather than a capital growth engine, positioning it as defensive dry powder within a mixed portfolio. The development's suitability deteriorates for overseas purchasers restricted by ABSD and credit availability, and for owner-occupiers requiring substantial space for large families or those prioritising estate prestige over affordability and convenience.

What TDSR headroom and financing options are available to typical buyers at 338 Clementi Avenue 2's price points?

At current Clementi HDB price points—typically ranging from SGD 400,000 to SGD 550,000 for compact to medium units—dual-income households with combined gross monthly incomes of SGD 8,000-10,000 maintain comfortable financing headroom when utilising HDB loans capped at 2.6% per annum. HDB loans permit tenures extending to 25 years for younger applicants, substantially reducing monthly repayment obligations relative to private bank financing, and Total Debt Servicing Ratios (TDSR) for most qualifying buyers remain well within the 60% threshold applied to HDB borrowers. First-time buyers benefit from HDB's streamlined application process (no legal fees, no valuation costs) and the option to draw CPF for down payments, effectively reducing cash outlay below the typical 20% required in private property transactions. However, second-property buyers refinancing at higher rate assumptions or those with existing debt obligations should model TDSR conservatively, as the 20% ABSD effectively increases the capital multiple relative to income and can compress available financing headroom. Buyers with irregular income or self-employed status face tighter scrutiny and may require enhanced documentation, though HDB remains more accommodating than private lenders.

How does 338 Clementi Avenue 2 compare in value and features to competing HDB developments in Dover, Bukit Merah, and Queenstown?

338 Clementi Avenue 2 competes directly on per-square-foot pricing with Dover and Bukit Merah developments of similar vintage, with minor variations depending on specific block condition, proximity to town centres, and distance to alternative MRT stations. Dover's proximity to Bukit Merah MRT and Singapore Polytechnic creates distinct demand patterns around student and professional demographics, whilst Bukit Merah's density of wet markets and heritage character appeal to older resident cohorts. Queenstown, whilst more distant from a major MRT, offers slightly higher per-square-foot pricing due to elevated prestige and family reputation, though its utility for young professionals is diminished. Clementi's East–West Line connection places it on par with Dover for commute convenience, and its town centre amenity offerings exceed both Dover and Bukit Merah in retail density and entertainment options. Differentiators are marginal and reflect microlocation variations rather than estate-wide superiority; the most important comparison metric remains recent transaction prices for identical unit types in the same block, which typically show within-estate variance of 5-10% depending on floor level and block orientation.

Are certain floors or stack positions at 338 Clementi Avenue 2 better value than others?

Within HDB estates generally, mid-level floors (4th to 10th storeys) typically command 5-8% premiums over ground and low-rise units, reflecting buyer preference for reduced noise, improved privacy, and security perception, whilst minimal further premium accrues above the 12th floor as diminishing returns set in on views and perceived quietness. Within 338 Clementi Avenue 2, the value hierarchy would likely reflect similar patterns, though the specific block orientation and surrounding building density determine whether higher floors genuinely offer superior views or remain obstructed by adjacent structures. Units facing away from main roads and commercial activity (rear-facing units) often trade at slight discounts (2-3%) despite identical specifications, as tenants and owner-occupiers prioritise noise reduction. The most significant value variation stems from unit size and type (compact studio versus one-bedroom) rather than floor position; smaller units in high-demand locations command outsized per-square-foot premiums, offering marginally better value on a normalised basis. Buyers should prioritise unit type and specific location within the estate over chasing prestige floors, as resale comparables show that purchaser preference ultimately gravitates toward practical utility rather than floor position alone.

What is the future supply pipeline and development outlook for Clementi and surrounding districts?

Clementi is a fully mature HDB estate developed primarily during the 1980s-2000s with minimal designated new supply in the immediate neighbourhood; HDB's estate densification strategy has largely concluded in this precinct, meaning future price movements will be driven by tenant demand and renovation cycles rather than infrastructure-led growth. The planned Clementi town centre expansion may deliver marginal commercial uplift to immediate surroundings, but this is reinvestment in existing spaces rather than new residential capacity. Surrounding precincts including Sunset View, West Coast, and Yuhua are similarly mature with limited greenfield development remaining, effectively constraining new supply across the broader Clementi-Bukit Merah corridor. This supply scarcity theoretically supports capital retention for existing stock, as new buyers cannot be absorbed by new units, though it also implies that investor returns will be yield-driven rather than appreciation-driven—meaning 338 Clementi Avenue 2 functions best as a stable income generator for long-term holders rather than as a trading asset expecting rapid price escalation. Buyers seeking capital growth should consider emerging estates in the eastern or northern corridors where infrastructure expansion and first-timers-seeking-new-stock dynamics create upside; Clementi buyers should expect 2-3% annual nominal appreciation at best, with real returns dependent on rental yield capture.

Hdb Flat At 338 Clementi Avenue 2 — From S$800