Type

Units

Min Area

Price Range

Other

300 sqft

S$1,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$300 on this acquisition.
Located 8 min (630 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.

428 Clementi Avenue 3: Established HDB Living in Clementi

428 Clementi Avenue 3 represents a residential opportunity within Singapore's mature and well-established Clementi estate. Located in the western zone of the island, this HDB development sits within a neighbourhood characterised by decades of community development, established amenities, and reliable transport connectivity. The address places residents at the heart of a residential precinct that has proven resilient in value retention and appeal across generations of homeowners.

The property stands approximately 630 metres from EW23 Clementi MRT Station, translating to a convenient eight-minute walk for daily commuters. This proximity to the East-West Line represents a significant advantage for professionals working across the Central Business District, the eastern corridor, or anywhere along Singapore's primary transport artery. The accessibility factor has historically supported steady demand for residential units in this catchment, as the combination of walkable MRT access and established estate character appeals to both upgraders and first-time buyers seeking practical housing solutions.

Location and Transport Connectivity

Clementi as a district has matured into one of Singapore's most balanced residential neighbourhoods. The area encompasses diverse housing stock, from HDB blocks to private condominiums, reflecting its appeal across multiple buyer segments. Residents benefit from proximity to Clementi Road's retail offerings, dining establishments, and essential services. The neighbourhood also hosts several primary and secondary schools, making it particularly attractive to families prioritising educational access within their residential choice.

The East-West Line's presence has fundamentally shaped Clementi's property landscape over the past two decades. Properties within walking distance of MRT stations typically demonstrate stronger capital appreciation potential than those requiring vehicular transport for station access. For 428 Clementi Avenue 3, the eight-minute walk positions it competitively within the local market, enabling residents to leverage the MRT network without the premium pricing often attached to stations-adjacent developments.

Housing Type and Leasehold Considerations

As an HDB flat, this development operates under the Housing and Development Board's tenure framework. HDB properties in Singapore are leasehold holdings, typically granted for 99 years from the point of initial grant. Understanding lease remaining duration is critical for any prospective buyer, as the Monetary Authority of Singapore and financial institutions impose lending restrictions as leases decline below 80 years. For investors and owner-occupiers alike, lease tenure represents the single most significant factor affecting future resale value and financing accessibility.

The mature age of the Clementi estate means that blocks constructed several decades ago may carry leases approaching the 70 to 80-year threshold, a reality that necessitates careful due diligence. Buyers must obtain an official lease document and estimate the remaining tenure before committing to purchase. Properties with leases below 80 years face increasingly narrow resale windows and reduced buyer pools, a dynamic that directly impacts capital appreciation potential and exit strategies for investors.

Investment Potential and Rental Yield

HDB flats in established estates like Clementi have historically provided reliable rental income for investors, particularly among professionals seeking short-term leases and families entering or transiting within Singapore. The proximity to MRT and the neighbourhood's mature character support consistent tenant demand. However, rental yield calculations must account for lease tenure; as leases decay, rental income may stagnate relative to capital value, compressing overall returns.

First-time landlords considering 428 Clementi Avenue 3 should model scenarios across different hold periods and exit assumptions. A property with 85 years remaining lease carries substantially different investment mathematics than one with 70 years, particularly if the investment thesis relies on hold periods exceeding 15 years. The HDB Resale Market's transparency regarding transacted prices supports data-driven yield estimation, enabling investors to benchmark expected returns against broader asset classes and competing estate opportunities.

Buyer Profiles and Suitability

This development appeals to multiple buyer archetypes within Singapore's residential market. First-time buyers entering the HDB market benefit from Clementi's established infrastructure, transparent pricing benchmarks, and mature community character. Upgraders trading up from smaller HDB units or entering the private market find competitive value in a location offering both affordability and established lifestyle amenities. Investors seeking stabilised rental income and capital preservation appreciate the HDB market's transactional transparency and consistent demand fundamentals.

High-net-worth individuals typically gravitate towards private residential options in prime districts, though some may acquire HDB units as portfolio diversification or for family members' housing needs. The development does not position itself as aspirational luxury housing; rather, it serves the broad middle and upper-middle market segments that form Singapore's owner-occupier and professional investor base. This positioning provides stability but limits capital appreciation upside relative to prime-district or newly launched developments.

Financing and Debt Servicing

Prospective buyers must navigate Singapore's mortgage landscape, where HDB flats qualify for both HDB concessional loans and bank financing. The HDB loan carries advantages including lower interest rates and extended tenures, though loan-to-value ratios tighten as lease tenure declines. Standard practice involves comparative analysis of HDB versus bank financing, with many buyers structuring blended solutions to optimise repayment flexibility and total interest cost.

Total Debt Service Ratio (TDSR) thresholds, currently capped at 60% of gross monthly income, constrain borrowing capacity across all property types. For properties in the mid-range transacted price band, buyers should stress-test their servicing capacity against interest rate scenarios 200-300 basis points above prevailing rates, a prudent exercise often overlooked by first-time purchasers. The 428 Clementi Avenue 3 catchment typically supports serviceable loan amounts for dual-income households and established professionals, reinforcing its appeal to practical buyer cohorts prioritising affordability and sustainability over leverage-driven speculation.

Comparative Market Context

The Clementi HDB market operates within a clearly segmented landscape where factors including block age, flat type, floor level, and orientation drive transacted prices per square foot. Comparable sales within the same block and immediate vicinity provide the most reliable pricing benchmark; estate-wide generalisations frequently mislead buyers lacking granular comparative data. Properties spanning comparable floor areas and configurations typically exhibit transacted prices clustering within 15-20% ranges, enabling informed valuation without appraisal service engagement.

Private residential developments in adjacent areas such as Clementi Park or Parc Clementi command significant premiums reflecting freehold tenure, modern construction, and ancillary facilities. The HDB-to-private residential valuation gap underscores the leasehold tenure discount and represents a persistent feature of Singapore's bifurcated residential market. For buyers unable to access private residential pricing, maximising value within the HDB framework requires discipline regarding unit selection, lease remaining duration, and exit timeline alignment.

District Supply Pipeline and Long-Term Demand

The Clementi and West Singapore district has largely matured in terms of new HDB development, with ongoing supply concentrated in newer estates further west such as Tengah. This relative supply constraint supports stable demand for existing units, particularly those offering MRT connectivity and established neighbourhood character. Conversely, the absence of significant new-build competition eliminates the risk of rapid obsolescence or value dilution from contemporary competitor launches.

Population trends and regeneration initiatives within the broader West region may influence long-term demand dynamics. The Government's ongoing focus on estate renewal, secondary transport options, and amenity enhancement provides structural support for housing value preservation. Buyers with medium to long-term holding horizons benefit from this stabilising backdrop, whilst those targeting shorter investment cycles should closely monitor macroeconomic conditions and interest rate trajectory, factors directly affecting buyer pool size and transactional momentum.

Frequently Asked Questions

What estimated rental yield can an investor expect when purchasing a unit at 428 Clementi Avenue 3?

HDB flats in Clementi typically generate gross rental yields in the 2.5-3.5% range, depending on unit configuration, lease remaining duration, and transacted acquisition price. An investor acquiring a unit at market rate and securing tenants within the professional and family segments can model conservative annual rental returns of approximately 3%. However, lease tenure materially impacts yield calculations; units with leases declining below 80 years often see reduced tenant demand and income stagnation, compressing net returns when accounting for holding costs and maintenance. A thorough investment analysis must isolate lease decay assumptions from base-case rental income projections to establish realistic long-term yield expectations and holding period profitability.

How do transacted prices per square foot at 428 Clementi Avenue 3 compare to recent HDB sales in Clementi?

The Clementi HDB market exhibits transacted psf values clustering within a band determined by block age, unit layout, floor level, and lease remaining duration, typically ranging between S$4,500-S$5,500 per square foot for comparable configurations. Units within 428 Clementi Avenue 3 should be benchmarked against recent arm's-length transactions of identical or near-identical floor plans within the same block and immediately adjacent blocks to establish precise comparative valuation. The HDB Resale Market portal publishes transacted prices enabling granular psf calculations; prospective buyers should analyse 10-15 comparable transactions within the preceding 3-6 months to establish confidence in pricing relativities. Deviations exceeding 10% from the established band warrant investigation regarding lease remaining tenure, unit condition, or market microstructure factors before proceeding with acquisition.

What Additional Buyer's Stamp Duty (ABSD) implications should second-property buyers understand?

Singapore Citizens purchasing a second residential property, including HDB flats, incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, representing a substantial cost consideration absent from first-property acquisitions. This levy significantly increases total acquisition costs; a unit transacting at S$500,000 triggers S$100,000 in ABSD payable upon completion, capital that must be reserved alongside downpayment and legal fees. For investors evaluating 428 Clementi Avenue 3 as a second or subsequent property addition, the 20% ABSD creates a minimum holding period breakeven threshold of 5-7 years under typical rental yield scenarios, necessitating careful investment horizon alignment. Permanent Residents and foreign nationals face higher ABSD rates; prospective buyers should engage legal counsel to confirm their specific residency-based levy obligations before financial commitment.

What lease decay risk and resale value impact should buyers anticipate as tenure declines?

HDB flats operate under leasehold tenure, typically 99 years from initial grant, meaning 428 Clementi Avenue 3 blocks constructed in the 1980s-1990s likely carry remaining leases between 70-85 years. Financing institutions impose progressive lending restrictions as leases decline below 80 years, reducing the buyer pool to cash-funded purchasers and owner-occupiers with shorter-duration mortgages, thereby suppressing transacted prices and extending marketing timelines. A property with 70 years remaining experiences measurably lower capital appreciation potential than an equivalent unit with 85 years, a differential that compounds across holding periods; a 15-year lease duration difference may translate to 20-30% variance in long-term resale proceeds. Buyers must obtain certified lease tenure data before proceeding; engaging HDB's lease enquiry service provides official documentation essential for informed valuation and financing structuring decisions.

How does proximity to EW23 Clementi MRT Station influence demand and capital appreciation potential?

Properties within 10-minute walking distance of operational MRT stations command consistent demand premium from commuting professionals and households prioritising transport accessibility, historically supporting steadier capital appreciation than non-MRT-adjacent units within the same estate. The East-West Line's primary corridor status and high-frequency service profile make Clementi MRT a major commute node, sustaining robust tenant and buyer demand for accessible residential units. However, the appreciation benefit is not limitless; properties within established MRT-catchment areas demonstrate moderated capital growth compared to newly launched developments or emerging precincts, reflecting mature market pricing mechanisms already embedded within transaction values. Long-term appreciation fundamentals depend more heavily on broader district regeneration, population dynamics, and macroeconomic conditions than on the MRT proximity factor alone; investors should not rely on transport connectivity as a primary capital appreciation driver but rather view it as a demand stabiliser supporting stable rental income and predictable resale timelines.

Which buyer profiles—HNW, upgraders, first-timers, investors—find the strongest fit at 428 Clementi Avenue 3?

First-time buyers and upgraders represent the primary and strongest user cohort for 428 Clementi Avenue 3, as the property offers established estate character, transparent market pricing, and accessible entry-level capital requirements relative to private residential alternatives. Owner-occupiers prioritising stability, school proximity, and transport connectivity over aspirational luxury positioning find exceptional value alignment within Clementi's established community infrastructure. Professional investors seeking stabilised rental income and lease-decay-aware holding periods (7-15 years) represent a secondary but material buyer segment; the property's mature market positioning and transactional transparency enable data-driven investment thesis construction. High-net-worth individuals rarely target HDB-category acquisitions except as secondary family housing or portfolio diversification, as the asset class typically delivers returns below expectations given capital scale and risk capacity; upgrading buyers transitioning from smaller units or younger buyers entering owner-occupation form the sustainable demand base supporting steady transaction volumes and value preservation.

How do TDSR thresholds and typical financing headroom apply at price points for this development?

The 60% Total Debt Service Ratio cap constrains borrowing capacity such that a buyer with S$100,000 gross monthly household income can service approximately S$600,000 in total monthly debt obligations across all liabilities; a property transacting at S$500,000 with 80% loan-to-value financing (S$400,000 loan) requires monthly servicing of approximately S$2,200-S$2,400 depending on interest rate assumptions, consuming roughly 2.4-2.6% of qualifying income, comfortably within TDSR parameters. However, the presence of existing debt obligations (personal loans, car financing, credit cards) materially reduces available TDSR headroom; buyers should obtain formal pre-approval documentation from lenders confirming actual borrowing capacity rather than relying on gross TDSR calculations. The typical buyer profile for 428 Clementi Avenue 3 targets units at price points where financing combinations of HDB concessional loans and supplementary bank financing deliver monthly obligations well below TDSR constraints, supporting transaction completion and maintenance of financial flexibility. Stress-testing servicing capacity against interest rate scenarios 200+ basis points above prevailing rates represents prudent practice, particularly for buyers with marginal income-to-obligation ratios or extended loan tenures.

How does 428 Clementi Avenue 3 compare to nearby competing HDB developments in value and positioning?

Clementi estate comprises multiple blocks and precincts constructed across different decades, creating internal micromarket segmentation based on block age, flat typology, and specific amenity proximities; blocks directly adjacent to Clementi Road command premiums versus those oriented towards secondary streets or interior estate precincts. Competing HDB developments within the broader West region, including earlier blocks in Clementi and adjacent estates, offer transactional pricing baselines enabling comparative value assessment; units of comparable configuration within blocks of similar age typically exhibit psf ranges within 5-10% variance, suggesting efficient local market pricing. Private residential alternatives such as Clementi Park command 40-60% premiums over comparable HDB square footage, reflecting freehold tenure and modern construction finishes; buyers requiring ownership tenure to justify capital allocation should recognise this permanent leasehold discount as a feature of HDB market structure rather than a comparable undervaluation. Granular HDB market analysis demands block-specific and even floor-level comparables rather than estate-wide generalisations; prospective buyers should utilise HDB Resale Market transactional data to construct precise benchmarking matrices prior to negotiation engagement.

Which unit stack or floor level within 428 Clementi Avenue 3 offers optimal value positioning?

HDB buyers traditionally demonstrate willingness-to-pay premiums for higher-level units reflecting improved views, reduced noise exposure, and perceived prestige, though these premiums rarely exceed 5-8% relative to lower-floor equivalents of identical configuration. Mid-level units (floors 8-15) typically optimise value by capturing floor-level premium whilst avoiding the peak pricing associated with top-floor scarcity; for a prospective owner-occupier, mid-stack positioning provides superior living utility relative to pricing premium. Corner units offering dual-side natural light command modest appreciation premiums (3-5%) reflecting improved ventilation and amenity appeal; however, investors should stress-test corner-unit rental demand against non-corner comparables, as tenant valuation of corner positioning varies materially. Lower-floor units (floors 3-6) frequently represent pricing minima within blocks, attracting investor interest for yield maximisation; the rental income differential between floor 3 and floor 15 units of identical configuration typically ranges 2-4%, insufficient to offset the capital acquisition premium, suggesting lower-floor positioning for investor-targeted deployment. Prospective buyers should prioritise lease remaining duration and unit condition assessment over floor level optimisation, as these factors exert 20-40% valuation impacts relative to floor-level influences.

What future supply pipeline developments in West Singapore should affect holding period and appreciation assumptions?

The Clementi estate has substantially completed its primary HDB development phase; future supply additions within the immediate precinct remain limited, reducing near-term competitive pressure on transacted prices and supporting stable demand dynamics. However, the broader West Singapore region, including emerging precincts such as Tengah, represents a longer-term supply frontier where new HDB launches may marginalise demand for aged Clementi stock among first-time buyers seeking contemporary construction and modern finishes. The Government's estate regeneration initiatives, including potential upgrading programmes affecting older blocks, provide constructive support for value retention and may catalyse modest capital appreciation as renewal interventions enhance estate appeal and functionality. Investors targeting 428 Clementi Avenue 3 should model conservative appreciation assumptions, recognising that asset maturity and limited new-build competition do not guarantee above-inflation returns; however, the absence of significant oversupply risk supports value preservation and stable rental income as core return drivers. Long-term capital appreciation potential depends materially on macroeconomic conditions, interest rate trajectory, and population dynamics affecting Singapore's Western region; buyers should prioritise rental yield stability and lease-tenure-aligned holding horizons over speculative appreciation assumptions when constructing investment theses.

[For Rent] Hdb Flat At 428 Clementi Avenue 3 — From S$1,500