Type

Units

Min Area

Price Range

3 BR

980 sqft

S$520K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$520K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$104K on this acquisition.
Located 13 min (1.06 km) 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.

511 West Coast Drive: Established HDB Living in Clementi

511 West Coast Drive is a mature HDB development situated in the Clementi constituency, one of Singapore's established and family-oriented residential neighbourhoods. The estate offers a range of multi-bedroom apartments designed to accommodate growing families and buyers seeking the stability and community infrastructure of a well-established public housing enclave. Located in close proximity to essential amenities, education facilities, and transport links, the development represents a practical choice for those prioritising accessibility and neighbourhood maturity over newer architectural trends.

The property's positioning within the West Coast region places it at a junction of convenience and urban connectivity. Residents benefit from a 13-minute walk to Clementi MRT station (EW23), a major interchange on the East-West Line that connects directly to the city's central business district, Changi Airport, and the broader island network. This transport advantage underpins both rental demand and capital appreciation prospects, particularly for professionals commuting to the east or centre of the island who value reliability and journey time savings.

Layout, Size, and Configuration

Units at 511 West Coast Drive are typically configured with three bedrooms and two bathrooms, spanning approximately 980 square feet of internal area. This floor area is typical of HDB four-room equivalents and provides sufficient space for multigenerational households or families with school-age children. The layout supports flexible living arrangements, accommodating home office setups and recreational zones without requiring extensive renovations—a significant advantage for buyers who wish to occupy immediately or rapidly market to tenants.

Pricing and Market Position

Current asking prices for units at this development commence from approximately S$520,000, reflecting the maturity of the estate and its established position within the West Coast market. Pricing per square foot remains competitive relative to nearby HDB transactions in the Clementi and surrounding West Coast postcodes, particularly when accounting for the development's proximity to the MRT station and neighbourhood retail infrastructure. Prospective buyers should conduct a comparative transaction analysis of units sold within the past two to three quarters to establish fair market value and negotiate effectively; HDB price appreciation in mature estates tends to moderate relative to younger developments, but transaction velocity remains robust owing to consistent demand from upgraders and investors.

Lease Tenure and Long-Term Considerations

As an established HDB estate, units at 511 West Coast Drive carry lease tenures that reflect their construction era. Buyers must establish the exact remaining lease period before committing to purchase, as lease decay accelerates resale difficulty and financing availability once the lease falls below 30 years. Most HDB mortgages cap lending to properties with at least 25 to 30 years of lease remaining, and banks increasingly scrutinise properties approaching the 60-year mark. Prospective owners should factor potential future Government-led rebalancing schemes (such as the Lease Buyback Scheme, which allows owners to return flats to HDB in exchange for cash and relocation assistance) when evaluating long-term investment merit, especially for those planning to hold beyond 15 to 20 years.

Rental Potential and Investment Metrics

Units at this development appeal strongly to property investors seeking rental yield in established residential areas. The combination of proximity to Clementi MRT, mature neighbourhood infrastructure, and consistent demand from young professionals and families makes the estate attractive to tenants. Rental yields for three-bedroom HDB units in the West Coast area typically range between 3% and 4% per annum (dependent on exact lease tenure, unit condition, and lease length offered to tenants), with monthly rents ranging from S$2,400 to S$3,200 for unfurnished units and slightly higher for furnished lets. Investors should model cash flow using conservative vacancy assumptions (8% to 10% annually) and account for ongoing property tax, maintenance contributions, and service charges before committing capital.

Buyer Eligibility and Financing

First-time HDB buyers and existing flat owners seeking to upgrade are eligible to purchase at 511 West Coast Drive, subject to HDB eligibility criteria (Singapore citizenship, minimum age of 21, household income ceilings, and ownership restrictions on concurrent properties). Second-property investors purchasing from another residential property will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price—a substantial cost that must be factored into investment returns. For example, a purchase at S$520,000 attracts ABSD of S$104,000, elevating effective acquisition cost to S$624,000 before renovation, holding costs, and selling expenses. First-time buyers and upgraders from existing HDB or private residential property avoid ABSD, making the development relatively more attractive to owner-occupiers than to portfolio investors targeting multiple units.

Financing and Debt Servicing Capacity

At typical pricing levels, mortgage servicing for three-bedroom units remains accessible to household incomes above S$5,000 per month, with most banks offering loan-to-value (LTV) ratios of 75% to 80% for HDB purchases (subject to CPF eligibility and loan tenure ceilings). However, buyers must satisfy the Total Debt Servicing Ratio (TDSR) threshold of 60%, meaning monthly debt obligations (mortgage, car loans, credit cards, personal loans) cannot exceed 60% of monthly household income. A S$520,000 purchase financed over 25 years at prevailing HDB loan rates (approximately 2.6% per annum) requires monthly mortgage servicing of roughly S$2,200 to S$2,450, comfortably within reach for dual-income professional households but tight for single-income households below S$5,000 monthly income. Buyers should obtain an indicative loan approval letter from their bank or HDB before making an offer.

Neighbourhood and Competing Developments

The West Coast estate forms part of a broader residential corridor that includes newer HDB developments and private condominiums in nearby postcodes such as Ayer Rajah and Bukit Merah. Compared to purpose-built private condominiums in the same district, HDB units at 511 West Coast Drive offer substantially lower purchase prices and ongoing maintenance costs, but with trade-offs in terms of architectural prestige and ancillary facilities. For price-conscious families prioritising owner-occupation over investment appreciation, the development competes favourably. Relative to other mature HDB estates in the Clementi area, 511 West Coast Drive's MRT accessibility and established retail provision (including the nearby Clementi Shopping Centre) position it competitively for both owner-occupiers and tenants seeking balanced urban living without the premium of newer estates.

Capital Appreciation and Long-Term Value

Historical HDB price appreciation in the West Coast cluster has tracked inflation and broader property market cycles, typically delivering 1% to 3% annualised capital gains in mature estates when measured over 10-year periods. Buyers should not expect explosive appreciation akin to younger districts experiencing new infrastructure development; instead, value stability and rental income form the primary return drivers. Units in high-floor or corner positions command marginal premiums (typically 2% to 5% above standard mid-floor mid-unit prices), though the absolute value difference at price points around S$520,000 translates to only S$10,000 to S$26,000, often insufficient to justify holding out for extended periods in a market where each unit fetches different buyer interest. Location within the estate (proximity to MRT bus interchanges, lift lobbies, or overhead power lines and industrial installations) exerts greater influence on long-term desirability than minor unit permutations.

Prospective buyers and investors are encouraged to conduct independent surveys, verify lease tenure and remaining lease balance through HDB directly, obtain a pre-purchase legal review, and compare recent transaction prices for genuinely comparable units (same bedroom count, similar floor level, equivalent age and lease decay) before committing funds. The development offers reliable owner-occupancy and rental investment merit within its category, but success hinges on purchasing at fair valuation and holding for sufficient duration to amortise transaction costs and benefit from market recovery cycles.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 511 West Coast Drive as an investment property?

Rental yields on three-bedroom units at 511 West Coast Drive typically range from 3% to 4% per annum, depending on exact lease tenure, unit condition, and lease duration offered to tenants. Monthly rents for unfurnished units in the West Coast Clementi area average between S$2,400 and S$3,200, implying gross annual rental income of approximately S$28,800 to S$38,400 on a S$520,000 purchase. However, investors must deduct property tax (approximately S$300 to S$500 annually), HDB service charges (typically S$60 to S$80 monthly), maintenance fund contributions, and allowances for vacancy (estimated at 8% to 10% annually) to arrive at net yield. After accounting for these costs and a conservative 9% vacancy allowance, net yield typically compresses to 2.5% to 3.2% per annum—adequate for diversified portfolios but below private residential investment returns in prime central districts.

How does the price per square foot of 511 West Coast Drive compare to recent HDB transactions in the wider West Coast area?

At an approximate purchase price of S$520,000 for a 980-square-foot unit, the implied price per square foot is approximately S$531 to S$533 psf, positioning the development competitively within the West Coast cluster relative to comparable three-bedroom units sold in the past two to three quarters. Nearby HDB transactions in Clementi and Ayer Rajah postcodes (postcodes 6500–6510) have recorded prices ranging from S$510 to S$560 psf depending on exact location, lease tenure, unit age, and floor position; units in newer estates or those with longer remaining lease periods command the upper end of this range, whilst those approaching the 60-year lease mark or in less desirable stacks trade toward the lower boundary. To establish fair valuation, buyers should request the recent transaction history of units sold in the same block or adjacent blocks through HDB's online transaction portal or by engaging a property agent, then adjust for any renovation quality, lease decay, and internal layout differences specific to the unit in question.

What is the Additional Buyer's Stamp Duty (ABSD) cost if I buy 511 West Coast Drive as a second residential property?

If you are a Singapore Citizen purchasing 511 West Coast Drive as your second residential property, you will incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. On a S$520,000 purchase, this amounts to S$104,000 in ABSD, payable upfront at the time of property transfer and not eligible for CPF reimbursement. This substantially elevates your total acquisition cost to S$624,000 before accounting for legal fees, valuation, renovation, or holding costs, which effectively compresses investment returns by approximately 0.6% to 0.8% per annum. First-time HDB buyers and existing flat owners upgrading to a larger unit within their first purchase window avoid ABSD entirely, making the development significantly more attractive to owner-occupiers than to portfolio investors. Second-property buyers should factor the ABSD cost explicitly into their investment analysis and ensure that projected rental yield and capital appreciation justify the additional capital outlay.

How does lease decay affect the resale value and financing availability for units at 511 West Coast Drive?

As an established HDB estate, 511 West Coast Drive units carry lease tenures that are subject to mechanical decay over time, progressively reducing financing accessibility and resale demand once the lease falls below critical thresholds. Most Singapore banks impose a minimum remaining lease period of 25 to 30 years and capped loan tenure such that the property is not outlived by the mortgage, meaning a unit with 35 years of lease remaining may be financed only over a 20 to 25-year period. Once lease tenure falls below 30 years, refinancing options narrow sharply, and cash-buyer demand dominates over owner-occupier mortgage demand. The HDB's Lease Buyback Scheme offers one mitigation pathway, allowing owners to return flats to HDB for cash compensation, though scheme terms and availability evolve periodically. Prospective long-term buyers (holding 15+ years) should prioritise units with lease tenures above 75 to 80 years at purchase and factor in potential future rebalancing or government schemes when evaluating 20-year holding horizons.

How does proximity to Clementi MRT station (EW23) influence demand and long-term capital appreciation at 511 West Coast Drive?

The 13-minute walk (1.06 km) to Clementi MRT station EW23 is a substantial asset, as it positions the development within the primary commuter corridor for professionals working in the central business district, Changi Airport, or eastern employment nodes such as Pasir Ris and Tampines. MRT proximity correlates strongly with rental demand (tenants prioritise transport-linked locations) and capital appreciation, as land-use planning typically ensures intensification and amenity development around major transport nodes. Clementi station's interchange function (connecting East-West and future extensions) adds strategic value over time. Historically, HDB estates within 800 metres of major MRT stations have appreciated more rapidly than those requiring 20+ minute commutes, particularly during property cycles when transport costs and time savings gain salience. The estate's accessibility also supports higher tenant turnover, reducing vacancy risk for investor-owners seeking liquid rental income. However, buyers should also assess noise, congestion, and any future transport-adjacent development that might alter neighbourhood character.

Is 511 West Coast Drive suitable for first-time HDB buyers, upgraders, or investment-focused investors?

The development serves three distinct buyer profiles with varying levels of fit: First-time HDB buyers gain from the mature neighbourhood's established infrastructure, reliable rental tenant base (should they elect to let), and notably, the absence of ABSD costs, making entry price substantially more accessible than for second-property investors. Upgraders moving from older flats or private property into larger family-oriented units benefit from the three-bedroom layout and West Coast location's balance of urbanity and space, though they must satisfy HDB's upgrade eligibility criteria and lease tenure thresholds. Investment-focused buyers encounter substantial headwinds due to the 20% ABSD impost and compressed yields in mature estates; the development offers adequate rental fundamentals but insufficient capital appreciation to justify the additional acquisition cost versus alternative portfolio assets. For investment purity, newer HDB estates with longer lease horizons or private residential assets in emerging districts typically offer superior risk-adjusted returns. Conversely, for owner-occupiers and first-time buyers, 511 West Coast Drive represents an attractive, stable, and well-serviced neighbourhood with acceptable pricing.

What Total Debt Servicing Ratio (TDSR) and monthly mortgage servicing should I plan for at 511 West Coast Drive's price point?

A typical S$520,000 purchase at 511 West Coast Drive financed over 25 years at prevailing HDB concessional loan rates (approximately 2.6% per annum) results in monthly mortgage servicing of roughly S$2,200 to S$2,450, depending on exact loan structure and any upfront CPF or cash deposits. Buyers must satisfy the 60% Total Debt Servicing Ratio (TDSR), meaning total monthly debt obligations (mortgage, car loans, personal loans, credit card minimum payments) cannot exceed 60% of monthly household gross income. On monthly debt servicing of S$2,250, a household requires a minimum monthly gross income of approximately S$3,750 to satisfy TDSR thresholds (assuming no other debt), though comfortably qualifying dual-income households typically earn between S$5,000 and S$8,000 monthly. Single-income households below S$4,500 monthly income may face TDSR headroom constraints, particularly if carrying vehicle loans or other liabilities. Buyers are strongly advised to obtain an indicative pre-approval letter from HDB or a commercial bank before entering into sale negotiations, as this clarifies affordable loan size and prevents downstream disappointment or fallen deal costs.

How does 511 West Coast Drive compare to nearby competing HDB or private developments in terms of value and investment appeal?

The development competes within two distinct product categories: against older HDB estates in Clementi, Bukit Merah, and Ayer Rajah (offering similar or slightly lower prices but with more acute lease decay concerns and less modern amenities), and against private condominiums in the same postcode cluster (commanding premiums of 40% to 60% per square foot but offering strata-title ownership, architectural prestige, and enhanced recreational facilities). Against mature HDB peers, 511 West Coast Drive's MRT accessibility and established retail provision confer modest competitive advantage in terms of tenant demand and owner-occupier appeal. Against private residential, the cost differential is substantial—a comparable three-bedroom private apartment in the West Coast cluster might cost S$850,000 to S$1,100,000, making HDB the rational choice for budget-conscious owner-occupiers and investors prioritising yield over capital appreciation. Newer HDB estates in growth districts (such as Punggol, Sengkang, or Jurong Lake) offer longer lease horizons and faster capital appreciation prospects, though at comparable absolute price points, reducing the geographic and lifestyle flexibility of younger buyers. For established families prioritising mature neighbourhoods, schools, and transport, 511 West Coast Drive offers defensible value relative to both peer segments.

Which unit stack, floor level, or position within the development offers the best value proposition?

Within established HDB estates like 511 West Coast Drive, marginal unit positioning (high floor, corner unit, or proximity to lift lobbies) typically commands premiums of 2% to 5% over standard mid-floor, mid-unit positions—premiums that translate to S$10,000 to S$26,000 on a S$520,000 base price. Such differentials are often insufficient to justify holding out for extended periods, especially if market conditions tighten or target units sell rapidly to other buyers. Mid-floor units (levels 3–15 in typical HDB blocks) offer the optimal balance of prestige, light penetration, and commute convenience without the 10%+ premium associated with top floors; they also avoid ground-floor proximity to common areas and foot traffic. Units positioned away from overhead power lines, industrial installations, or neighbouring facilities command subtle but meaningful long-term demand advantages. Financially, a buyer seeking owner-occupation should prioritise internal layout fit (size of bedrooms, kitchen orientation, common area usability) over floor permutations, whilst investor-owners should model tenant demand elasticity for specific unit types and accept that niche units (extreme high floors, odd layouts) carry longer void periods and lower rent-to-price ratios. Negotiating on overall transaction price rather than fixating on unit selection typically yields superior returns.

What is the future supply pipeline and development outlook for the West Coast district, and how might it affect 511 West Coast Drive's long-term demand and appreciation?

The West Coast district is a mature, largely built-out residential cluster with limited new HDB or major private residential development in the immediate pipeline as of 2024. The broader Clementi precinct benefits from the established West Coast corridor's focus on urban consolidation rather than greenfield expansion; any future development tends toward intensification (adding services and retail rather than residential units), which generally supports property values through improved amenity and land scarcity dynamics. However, long-term demand dynamics in this cluster reflect Singapore's broader demographic trends: with national population growth moderating and internal migration favouring growth districts (such as the Greater Southern Waterfront, Jurong, or Sengkang), mature estates like West Coast face mild downward pressure on capital appreciation and an influx of upgraders seeking larger homes or younger neighbourhoods with longer lease horizons. Conversely, the district attracts retirees, downsizers, and investors seeking rental yield in established, low-volatility locations. The upshot is that 511 West Coast Drive is unlikely to experience explosive appreciation but should maintain resilient resale demand and rental fundamentals owing to its MRT accessibility and neighbourhood stability. Buyers prioritising capital preservation and income generation over appreciation will find the outlook acceptable; those expecting double-digit annualised returns should target emerging growth districts instead.

Hdb Flat At 511 West Coast Drive — From S$520K