Type

Units

Min Area

Price Range

2 BR

721 sqft

S$400K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$80,000 on this acquisition.
Located 6 min (490 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?

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379 Clementi Avenue 5: A Mature HDB Development in Clementi

Situated in the established Clementi neighbourhood, 379 Clementi Avenue 5 represents a practical acquisition opportunity for buyers seeking accessible, mid-range public housing in a well-serviced residential district. The development is positioned approximately 490 metres—roughly a six-minute walk—from Clementi MRT Station on the East-West Line (EW23), placing it squarely within the orbit of commuters, working professionals, and families prioritising convenient transit connectivity. This proximity to the MRT network anchors the project's appeal, as residents gain straightforward access to employment centres, shopping precincts, and educational institutions throughout Singapore's wider metropolitan area.

The Clementi precinct itself has matured into a mixed-use locale blending residential stability with commercial vitality. Local amenities encompass supermarkets, dining establishments, healthcare facilities, and recreational spaces, all within a manageable radius. For purchasers balancing family needs with commute efficiency, this neighbourhood offers a well-rounded living ecosystem without the premium pricing found in newer or more central districts. The availability of units across multiple floor levels and stack positions within 379 Clementi Avenue 5 affords buyers genuine choice when selecting their ideal floor height and orientation.

Pricing and Market Positioning

Units within 379 Clementi Avenue 5 are available from S$399,999 onwards, reflecting the established character and location of this HDB stock. Two-bedroom configurations with approximately 721 square feet of floor area represent the typical offering across the project. At this price point, the development competes favourably against newer HDB estates further from central transit hubs, whilst remaining accessible to first-time buyers, upgraders transitioning from smaller units, and investors seeking stable rental yields in a maturing estate. The cost per square foot sits within the range typical for Clementi's HDB stock, making 379 Clementi Avenue 5 neither a bargain nor an outlier, but rather a fairly-valued option in a transparent secondary market.

Prospective buyers should note that resale pricing within established HDB developments tends to reflect ongoing demand patterns, tenure remaining on the lease, and market momentum in the wider Clementi locality. Properties in this development have historically exhibited steady appreciation, though like all HDB stock, they remain subject to lease decay effects as they age. Purchasers considering this as an investment vehicle should factor in the long-term trajectory of lease duration relative to resale appeal and financing availability in future cycles.

Layout and Spatial Configuration

The 2-bedroom, 2-bathroom footprint at approximately 721 square feet provides functional living quarters suitable for couples, small families, or working professionals seeking adequate personal space without excessive upkeep. The dual-bathroom arrangement reduces pressure on morning routines and adds practical flexibility for occupants. Floor areas of this scale represent a reasonable middle ground within Singapore's HDB spectrum—neither cramped studio-style configurations nor sprawling five-room flats. Residents typically find this format sufficient for entertaining guests, maintaining home offices, and accommodating the everyday rhythms of household life.

Unit layouts within 379 Clementi Avenue 5 vary across different stack and floor positions, offering subtle differences in orientation, natural light, and ventilation characteristics. Lower floors may appeal to elderly residents or those with mobility concerns, whilst higher storeys attract buyers valuing privacy, views, and reduced external noise. The development's multi-block structure means prospective purchasers have genuine optionality when selecting their preferred unit characteristics.

Transportation and Connectivity

The six-minute walk to Clementi MRT Station represents a genuine asset for daily commuters. The East-West Line's (EW23) connection to Jurong East, Bukit Batok, and eastbound routes towards Tanjong Pagar and Pasir Ris places this location within efficient reach of major employment clusters, tertiary institutions, and shopping districts. For residents commuting to the Central Business District, this MRT accessibility eliminates reliance on private transport, reducing household expenditure on vehicle ownership and maintenance. The development also benefits from established bus services connecting to neighbouring Clementi Central and wider Clementi estate services.

This proximity to rapid transit has historically supported capital appreciation in HDB neighbourhoods, as the convenience premium attached to walkable MRT access remains a consistent driver of buyer preference. Developments within a ten-minute walk of a major MRT station typically command steadier demand and more resilient resale values than those requiring bus-dependent commutes or personal transport.

Suitability Across Buyer Profiles

First-time buyers entering Singapore's property market will find 379 Clementi Avenue 5 a sensible entry point, particularly if they prioritise transport connectivity and established neighbourhood infrastructure over the newest developments. Young couples seeking affordable joint ownership with dual incomes and moderate housing needs align well with this project's profile. Upgraders moving from one-bedroom or studio units will appreciate the additional space and bathroom, whilst remaining in an accessible price band that avoids overextending household finances.

Investors examining this development should consider the stable rental demand in mature HDB estates, supported by proximity to MRT infrastructure and the steady influx of young professionals and transient workers seeking short-term leases. The development's established amenity ecosystem and consistent resident turnover typically underpin reliable tenant sourcing. However, investor purchasers must carefully evaluate lease decay dynamics, as ageing HDB stock faces increasing scrutiny from financing institutions, which progressively tighten mortgage availability for leasehold units approaching their final decades.

Investment Considerations and Financing

Buyers acquiring a second residential property at 379 Clementi Avenue 5 will incur Additional Buyer's Stamp Duty (ABSD) at 20% on top of standard stamp duty, substantially increasing the total acquisition cost. For a property at S$399,999, this represents an additional S$79,998 in ABSD liability, a material consideration that must be factored into investment returns and cash-flow projections. This duty effectively raises the real entry cost by one-fifth, compressing yield margins and extending break-even timelines for investor purchasers.

Total Debt Servicing Ratio (TDSR) constraints also affect financing headroom at typical Clementi price points. Most financial institutions will cap total debt servicing at approximately 60% of gross household income. For a S$399,999 purchase with a 25-year mortgage at current rates, monthly instalments plus existing liabilities must remain within this TDSR envelope. Buyer households earning below S$8,000 monthly may encounter financing friction, whilst those above S$10,000 typically secure approval without difficulty. First-time buyer concessions and housing grant eligibility vary based on household composition and income criteria, potentially reducing the effective purchase price and improving affordability for qualifying applicants.

Lease Tenure and Long-Term Viability

All HDB properties are granted on 99-year leasehold tenure from the point of initial construction. As 379 Clementi Avenue 5 is an established development, the remaining lease on available units will vary depending on when the development was first built and which blocks are currently being resold. Buyers should always verify the exact remaining lease duration before commitment, as lease decay below 70-75 years significantly impacts both resale value and mortgage availability. Properties with fewer than 60 years remaining often struggle to secure financing, and resale values decline materially as the lease approaches expiry.

The Housing Development Board has periodically introduced lease extension or en bloc sale mechanisms for ageing estates, but these mechanisms remain discretionary and are not guaranteed for any specific development. Purchasers should therefore treat the remaining lease duration as a critical variable in their valuation model, recognising that whilst a 99-year lease initially appears adequate, the trajectory towards zero remaining tenure will compress resale options and appreciation potential over multi-decade ownership horizons.

Comparison to Competing Clementi Stock

The Clementi district encompasses multiple HDB developments of varying ages and architectural styles. Newer developments further from the MRT may offer lower entry pricing but command weaker commute convenience and lower rental appeal. Conversely, older blocks in closer proximity to Clementi MRT Station but with significantly shorter remaining leases may trade at lower absolute prices but offer poor long-term investment characteristics. 379 Clementi Avenue 5 occupies a middle ground: established enough to support strong rental demand and a stable community, yet hopefully possessing sufficient remaining lease to remain financeable and saleable across typical holding periods.

Direct comparison with other Clementi HDB transactions requires examining recent resale data for the same block, bedroom count, floor level, and remaining lease duration. Price per square foot metrics typically range between S$550–S$700 for Clementi HDB stock, depending on lease remaining and view/stack desirability. Properties at the upper end of this range typically feature longer remaining leases, higher floor levels, or superior orientation.

District Supply Pipeline and Future Market Dynamics

The Clementi planning area is substantially built-out with established residential stock. New HDB supply in this locality is limited, meaning existing properties like 379 Clementi Avenue 5 face minimal cannibalisation from new launches. This supply scarcity historically supports steady demand and capital appreciation, provided that the existing stock remains attractive to borrowers and occupants. However, as HDB developments in Clementi progressively age, the district may experience marginal demand shifts towards newer BTO (Build-To-Order) developments in more outlying new towns, potentially tempering price growth.

Future residential development in surrounding areas such as Penjuru Lane and expanded Clementi precincts may introduce competing supply, but these initiatives typically remain several years from substantial completion. The near-term outlook for 379 Clementi Avenue 5 remains anchored to existing stock dynamics, MRT-driven commute value, and the stability of Singapore's HDB market more broadly. Buyers with medium-term holding horizons of seven to ten years are less exposed to long-term lease decay concerns than those planning indefinite ownership.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 379 Clementi Avenue 5 as an investment?

Established HDB developments proximate to MRT stations typically generate gross rental yields of 3–4%, with net yields after expenses, maintenance, and vacancy rates typically ranging from 2–3%. At the S$399,999 entry price point for 2-bedroom units, achievable monthly rents in Clementi currently hover around S$1,200–S$1,400, translating to gross yields near 3.6–4.2%. However, investment returns are materially compressed by the 20% ABSD liability for second-property purchases by Singapore Citizens, which adds approximately S$80,000 to acquisition costs and extends break-even timelines by 18–24 months. Prospective investor purchasers must model cash outflows for ABSD, stamp duty, legal fees, and property tax against expected rental income, then stress-test assumptions using conservative occupancy rates and inflation-adjusted expense projections. The mature estate's proximity to Clementi MRT Station does support stable tenant sourcing, particularly young professionals and transient workers, which mitigates vacancy risk relative to MRT-distant HDB alternatives.

How does the price per square foot at 379 Clementi Avenue 5 compare to recent resale transactions in Clementi?

The S$399,999 pricing for approximately 721-square-foot 2-bedroom units yields an effective cost of roughly S$555 per square foot, positioning this development within the mainstream Clementi HDB transaction range. Recent comparable sales in the broader Clementi locality have transacted between S$520–S$680 per square foot, depending on remaining lease duration, floor level, unit stack desirability, and specific block amenities. Properties trading at the lower end of this spectrum typically feature shorter remaining leases (70–75 years), lower floor positions, or less favourable stack exposure, whilst those at the upper bound boast longer leases, higher floors, and premium orientation characteristics. 379 Clementi Avenue 5's pricing aligns with median Clementi HDB stock, suggesting neither a market bargain nor an outlier premium; prospective purchasers should verify the exact remaining lease tenure on target units and compare directly against recent sold data for the same block to determine whether the asking price reflects fair market value or represents upside opportunity. Lease decay effects will progressively compress resale values and per-square-foot metrics as the development ages, so the current price baseline should be understood as a snapshot within a declining-value trajectory inherent to all fixed-tenure leasehold stock.

What is the ABSD impact on my purchase if I already own a residential property in Singapore?

Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to your purchase of a second residential property in Singapore, irrespective of whether that property is freehold or leasehold. On a S$399,999 property, the 20% ABSD equates to approximately S$79,998, payable to the Inland Revenue Authority of Singapore upon completion of your purchase. This duty is imposed in addition to standard Stamp Duty (which ranges from 1–4% depending on the property value band) and legal fees, collectively raising your total acquisition cost well beyond the headline purchase price. For example, a S$399,999 property acquisition as a second residential purchase incurs roughly S$80,000 in ABSD plus S$5,000–S$8,000 in stamp duty and legal costs, bringing the effective entry cost to approximately S$485,000. This substantial duty burden materially impacts investment returns, compresses financing capacity, and requires careful cash-flow modelling to ensure the acquisition remains economically justified. If you are a non-citizen or foreigner, ABSD does not apply; conversely, if you are a Singapore Citizen purchasing a second property, the 20% rate is mandatory and non-negotiable.

What is the remaining lease on units at 379 Clementi Avenue 5, and how does lease decay affect resale value?

All HDB properties are granted 99-year leases from the initial date of construction. For 379 Clementi Avenue 5, the exact remaining lease on any available unit depends on when the development was first completed; prospective buyers must verify this critical detail with the seller's agent or the Housing Development Board registry before commitment. As HDB stock approaches lease milestones below 70 years remaining, mortgage lenders progressively tighten financing availability, typically restricting loan tenures such that the mortgage does not outlive the remaining lease. Once remaining lease falls below 60 years, most financial institutions cease lending entirely, effectively removing 80% of the potential buyer pool from the market. Resale values decline measurably at each lease milestone, with properties at 70–75 years remaining typically trading at 5–10% discounts to equivalent units with 80+ years remaining. For investors, this lease decay dynamic is particularly acute, as it compresses both the holding period during which properties remain financeable and the ultimate exit window. Whilst the HDB has introduced selective lease extension or en bloc redevelopment mechanisms, these are discretionary and not guaranteed, so purchase decisions must be based on the existing lease tenure as it stands, not on speculative future lease extension programmes.

How does proximity to Clementi MRT Station (EW23) affect long-term demand and capital appreciation?

Developments within a six-minute walk of a major MRT station, particularly on a primary line such as the East-West Line, enjoy sustained demand premiums attributable to commute convenience, which translates directly into stronger resale velocity and more resilient capital appreciation relative to bus-dependent HDB estates. The Clementi MRT connection provides direct access to employment clusters throughout Singapore, from the Central Business District to Jurong East's commercial hubs, which anchors consistent buyer and tenant interest across economic cycles. Historically, HDB properties in close proximity to MRT stations have appreciated 0.5–1.5% annually (net of lease decay effects), whilst those requiring bus commutes or personal transport have often stagnated or declined when adjusted for lease decay. For 379 Clementi Avenue 5, this MRT proximity is a material asset that supports both owner-occupier demand (particularly among young professionals and upgraders seeking convenient commutes) and investor tenant sourcing, as renters prioritise transport access above most other amenities. Conversely, as the development ages and remaining lease declines, this MRT advantage becomes increasingly vital to maintain resale appeal, as properties lacking transport convenience would face much sharper value erosion. The East-West Line's relatively high frequency and extensive network coverage mean this location remains insulated from future transport infrastructure risk, unlike developments dependent on planned-but-not-yet-operational extensions.

Which buyer profiles are best suited to 379 Clementi Avenue 5?

First-time homebuyers with household incomes of S$6,000–S$12,000 monthly and CPF savings of S$40,000–S$80,000 represent an ideal first target demographic, as they benefit from lower ABSD exposure (none, as first purchase), eligibility for HDB housing grants of S$30,000–S$50,000, and manageable TDSR ratios at the S$399,999 price point. Young upgraders transitioning from smaller 1-bedroom units or co-living arrangements find the 2-bedroom configuration and dual bathrooms an attractive step-up without excessive financial stretch. Dual-income professional couples seeking affordable joint ownership proximate to employment centres align well with this project's accessibility and price band. Small families with one child benefit from the additional space and established neighbourhood amenities. Investors with moderate yield expectations and long holding horizons can generate 2–3% net yields after ABSD, provided they secure reliable tenants and manage expenses conservatively. Conversely, high-net-worth buyers seeking premium units or those requiring turnkey condition properties may find Clementi HDB stock insufficiently differentiated to justify acquisition relative to newer precincts. Retirees seeking downsizing opportunities with minimal stairs access may prefer lower-floor units in this development, provided the remaining lease supports their expected holding period.

What are the TDSR and financing headroom implications at the current price point?

Total Debt Servicing Ratio (TDSR) regulations cap total monthly debt repayments at 60% of gross household income; most financial institutions enforce this threshold rigorously during mortgage underwriting. For a S$399,999 HDB property financed with a 25-year mortgage at approximately 3.5% interest rates, monthly mortgage instalments approximate S$1,800–S$1,900. Adding property tax (approximately S$30–S$50 monthly), fire insurance, and any existing debt (car loans, personal loans, credit card facilities), a household must earn at minimum S$3,200–S$3,600 monthly to remain compliant with TDSR constraints for this purchase alone. Realistically, households with gross incomes below S$6,500 monthly will encounter financing friction, as residual TDSR capacity for unexpected liabilities becomes too tight. Conversely, households earning S$8,000+ monthly typically secure full financing approval without difficulty, with TDSR utilisation remaining comfortably below regulatory thresholds. First-time HDB buyer status unlocks additional financing flexibility, as some lenders offer enhanced loan-to-value ratios (up to 95% of property value) for first-purchase HDB buyers, compared to stricter 80% LTV caps for subsequent residential purchases. Prospective buyers should obtain pre-approval from financial institutions before making offers, as TDSR calculations incorporate all household debt and are non-negotiable once confirmed by the lender's underwriting team.

How does 379 Clementi Avenue 5 compare to other nearby HDB developments?

The broader Clementi planning area encompasses multiple HDB blocks of varying construction decades and architectural generations. Newer developments such as blocks further towards Clementi West or developments added during recent HDB phase expansions may offer marginally lower absolute prices (potentially S$50,000–S$100,000 less) but often sacrifice MRT proximity, requiring 12–15 minute commutes or bus-dependent transit. Older blocks in the immediate vicinity of Clementi MRT Station may trade at prices comparable to 379 Clementi Avenue 5 but frequently feature shorter remaining leases, which materially impacts financing and long-term resale viability. 379 Clementi Avenue 5 occupies an intermediate positioning: established enough to command a mature neighbourhood ecosystem, yet positioned at a price point accessible to upgraders and first-time buyers rather than premium buyers seeking newest architectural standards. When comparing specific transactions, attention must focus on remaining lease duration, as a S$350,000 property with 65 years remaining is often less valuable and less financeable than a S$400,000 unit with 85+ years remaining, contrary to headline price expectations. Prospective purchasers should examine recent resale transactions for the identical block in 379 Clementi Avenue 5 to establish a genuine price baseline, rather than extrapolating from wider Clementi district averages, which obscure block-specific and lease-specific variations.

Which floor levels and stacks offer the best value at 379 Clementi Avenue 5?

Lower floor units (levels 1–5) typically attract modest pricing discounts of 2–5% relative to mid-level equivalents, as they sacrifice privacy, views, and outdoor light, whilst remaining vulnerable to street noise and ground-level humidity. For buyer profiles prioritising accessibility (elderly residents, those with mobility limitations, families with young children), these discounts provide genuine value, as the convenience of minimal stair climbing justifies the aesthetic compromise. Middle-level units (levels 6–15) command premium pricing, typically 5–8% above lower-floor equivalents, as they balance view quality, natural light, privacy, and reduced noise exposure without excessive stairwell maintenance. High-level units (levels 16+) are subject to regional variation; in some Clementi blocks, the highest levels command further premiums (up to 10% above mid-level pricing) for superior views and reduced external intrusion, whilst in others they are penalised by lengthy lift waiting times and reduced permeability of natural ventilation. Stack position also influences pricing materially; units positioned on corner stacks or with north-south facing orientations typically trade 3–7% above equivalent units with eastern or western exposures, as they command superior natural cross-ventilation and reduced solar heat gain. Savvy purchasers seeking value often identify mid-level units (levels 8–12) with modest orientation premiums, as these offer balanced property characteristics at pricing points not inflated by scarcity-driven high-floor premiums.

What is the future supply pipeline in the Clementi district, and how might it affect 379 Clementi Avenue 5?

The Clementi planning area is substantially built-out with minimal vacant land earmarked for new HDB development. The Housing Development Board's Build-To-Order (BTO) programme has not released new housing projects in Clementi during recent tranches, instead directing supply towards more outlying new towns such as Punggol, Sembawang, and Tengah, which offer affordability advantages but trade off transport convenience and commute times. This supply scarcity is structurally supportive for existing Clementi HDB stock, as limited new supply reduces competition and maintains steady demand for established properties. However, gradual residential development in adjacent planning areas such as Penjuru Lane or incremental release of HDB land for rejuvenation projects may eventually introduce modest competitive pressures, particularly if these new developments offer improved architectural standards or marginal transport advantages. For 379 Clementi Avenue 5, the net effect of limited new supply is positive, as demand and resale value momentum remain anchored to existing stock dynamics without large-scale cannibalistic pressure from new launches. The most significant long-term risk to this development's viability is not external supply competition, but rather internal lease decay, which progressively erodes financing availability and resale appeal as remaining lease duration contracts below critical thresholds. Accordingly, purchase decisions should prioritise verification of remaining lease tenure and stress-test assumptions around resale timeframes relative to lease expiry, rather than focusing excessively on future supply pipeline dynamics in the wider district.

Hdb Flat At 379 Clementi Avenue 5 — From S$400K