Type

Units

Min Area

Price Range

Other

150 sqft

S$1,300/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,300.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260 on this acquisition.
Located 12 min (1.01 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.

415 Commonwealth Avenue West: Clementi's Accessible Housing Opportunity

415 Commonwealth Avenue West stands as a notable HDB flat development serving the vibrant Clementi community in Singapore's West region. Situated in one of the island's most established residential neighbourhoods, this project offers prospective buyers and tenants a well-connected living environment with immediate access to essential services, educational institutions, and recreational facilities that have defined the Clementi precinct for decades.

The development's position relative to Clementi MRT station (EW23) represents a significant advantage for residents. Located approximately one kilometre away, the property enjoys accessibility that eliminates lengthy commutes while remaining far enough to avoid the noise and congestion that can accompany immediate station proximity. This distance positions occupants within the optimal MRT catchment, where convenience combines with the quieter residential atmosphere characteristic of streets slightly removed from major transport corridors. The East-West Line serves as a backbone artery connecting central business districts, secondary employment hubs, and education precincts across the island, making this development particularly attractive to working professionals and students navigating Singapore's diverse employment landscape.

Layout and Space Considerations

The compact unit sizing at approximately 150 square feet reflects the practical housing solutions HDB developments have perfected over decades. Such configurations appeal distinctly to first-time buyers entering the property market with constrained capital, mature professionals downsizing from larger family homes, and investors targeting high-yield rental opportunities in accessible locations. The efficiency of these spaces demands thoughtful interior planning, yet many residents find that compact living encourages simpler lifestyles whilst reducing maintenance burdens and utility costs that accompany larger footprints.

Units within HDB developments typically maximise usable floor area through intelligent design, incorporating efficient kitchenette layouts, adequate storage solutions integrated into bedroom and living configurations, and bathroom facilities planned for contemporary convenience. Rental enquiries for such compact units consistently demonstrate strong market appetite, particularly among young professionals, international workers, and short-term occupants seeking temporary accommodation proximate to employment centres.

Investment Thesis and Rental Yield Potential

For capital-conscious investors, the Clementi location presents compelling fundamentals. Rental demand remains robust owing to the neighbourhood's proximity to transport, established schools serving diverse communities, and the district's reputation as a stable residential zone. Historic transaction data across Clementi's HDB stock reveals consistent rental rates that generate yields ranging from three to five percent annually, depending on unit configuration and specific street positioning. Properties commanding premium positioning typically achieve upper-range yields, whilst mid-tier locations sustain solid middle-band returns that compare favourably against broader HDB investment benchmarks.

The Additional Buyer's Stamp Duty (ABSD) framework warrants careful consideration for investors acquiring second and subsequent residential properties. As a Singapore Citizen purchasing beyond your first residential property, you face an ABSD obligation of 20% levied upon the purchase price. This substantial tax burden demands rigorous investment modelling to ensure projected rental yields sufficiently offset this upfront capital cost. Investors must structure acquisitions strategically, factoring ABSD into total acquisition expenses and ensuring rental projections sustain acceptable return hurdles even after this significant duty payment.

Neighbourhood Profile and Long-Term Appreciation

Clementi has evolved into one of Singapore's most mature and well-established residential districts. The neighbourhood boasts educational institutions ranging from primary schools through secondary colleges, shopping centres catering to everyday needs, medical facilities including polyclinics and private clinics, and recreational spaces that anchor community life. This infrastructure maturity creates price stability that protects capital even during market cycles, as the neighbourhood's essential character remains entrenched within the property market's broader perception.

The district's apartment composition spans multiple HDB development phases, creating a layered market where properties of similar specifications across different building blocks command varying prices based on precise location, floor level, unit orientation, and renovation condition. Savvy buyers recognise that mid-tier floor levels in centrally-positioned blocks often deliver superior value relative to premium floor levels commanding disproportionate price premiums without equivalent utility enhancements.

Financing and Affordability Parameters

HDB flats benefit from preferential financing treatment under the HDB Loan Scheme, which typically offers rates inferior to private bank mortgages whilst permitting loan tenures extending to thirty years. This extended financing runway significantly reduces monthly debt servicing burdens, allowing broader populations to participate in property ownership. For properties at typical Clementi transaction price points, Total Debt Servicing Ratio (TDSR) headroom generally remains available for borrowers with stable employment and reasonable existing debt loads.

The compact sizing and accessible pricing of units within this development particularly suit first-time buyers leveraging Enhanced CPF Housing Grants and CPF accumulations towards down payments. Whilst absolute purchase prices remain modest by Singapore standards, financing remains essential for most occupants, making the HDB Loan Scheme's favourable terms genuinely transformative for wealth-building through homeownership.

Comparative Market Positioning

Clementi's HDB stock encompasses developments spanning multiple decades, creating a heterogeneous supply landscape where 415 Commonwealth Avenue West occupies a defined market niche. Properties of equivalent configuration across nearby blocks serve as the most relevant pricing benchmarks, though variations in building condition, lift access arrangements, and specific floor positioning introduce material price differentiation. Recent market activity has illustrated sustained demand for rental units across Clementi's HDB spectrum, with landlord investors consistently achieving reasonable occupancy rates and rents reflecting the district's desirable positioning.

The development's accessibility to Clementi MRT and its location within a fully-developed neighbourhood present distinct advantages relative to newer HDB projects in further-flung districts where surrounding infrastructure remains incomplete. Residents at 415 Commonwealth Avenue West access established services immediately, avoiding the transition periods that characterise developments in emerging areas where shopping centres, schools, and recreational facilities still await completion.

Long-Term Ownership and Leasehold Considerations

HDB leasehold terms span ninety-nine years from initial allocation dates. Properties at various stages of their leasehold lifespans exist within the current stock, with lease decay emerging as a material consideration for properties approaching their sixtieth anniversary. The Housing and Development Board's resale market increasingly reflects lease decay impacts, with properties showing accelerating price erosion as remaining lease terms compress below fifty years. Prospective buyers must verify the precise lease commencement date and remaining duration, as this directly influences both financing availability and resale valuations across the building's remaining holding periods.

Owners occupying properties with substantial remaining lease terms—typically those with over sixty years remaining—encounter minimal practical lease decay impacts during typical ownership horizons. However, long-term investors must incorporate lease decay trajectories into multiannual return projections, as declining lease terms systematically compress property valuations over extended holding periods.

Frequently Asked Questions

What estimated rental yield can investors expect from purchasing a unit at 415 Commonwealth Avenue West?

The Clementi neighbourhood demonstrates consistent rental demand driven by its mature infrastructure, MRT connectivity, and established community amenities. For HDB flats across this precinct, historical rental yields typically range between three and five percent annually, calculated on purchase price. Actual returns depend upon specific unit configuration, floor positioning, and renovation condition—properties commanding superior positioning achieve upper-range yields. Investors must factor the 20% ABSD duty for second residential property purchases into acquisition costs, then model whether projected rental income sufficiently exceeds mortgage servicing and other carrying costs to justify the investment capital deployment. Conservative investors should model yields at the lower end of this range to account for vacancy periods and maintenance contingencies.

How does per-square-foot pricing at 415 Commonwealth Avenue West compare to recent HDB transactions in Clementi?

Clementi's HDB resale market has demonstrated relatively stable per-square-foot pricing over recent years, with transactions across comparable units reflecting the district's maturity and established demand profile. Properties of similar vintage and configuration in adjacent blocks serve as the most relevant pricing benchmarks. The compact 150 square foot sizing of units within this development places them at the lower end of HDB footprint spectrum, which paradoxically often commands premium per-square-foot valuations due to enhanced affordability and appeal to first-time buyers with constrained capital. Recent market activity has shown prices tracking within established price bands for equivalent Clementi stock, with variations primarily reflecting unit orientation, floor level, and refurbishment condition rather than broader market repricing.

What Additional Buyer's Stamp Duty applies if I purchase at 415 Commonwealth Avenue West as a second property?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty (ABSD) of 20% calculated upon the purchase price. This substantial tax obligation applies regardless of whether your first property remains owner-occupied or has been previously sold. For example, a property purchased for S$300,000 would incur S$60,000 in ABSD—a material expense that must be incorporated into total acquisition cost calculations. This duty fundamentally impacts investment mathematics, as capital must cover both the property purchase and this taxation obligation. Permanent Residents and foreigners face elevated ABSD rates, whilst first-time buyers escape this charge entirely, making purchase sequencing strategically important for property investors managing multiple acquisitions.

How does the remaining lease term affect resale value and financing at this 99-year HDB development?

HDB properties operate under 99-year lease terms commencing from the initial allocation date, with lease decay representing a material consideration for properties approaching their sixtieth anniversary. Properties with remaining lease terms exceeding 60 years generally avoid acute lease decay impacts during typical ownership horizons, though those approaching 50-year thresholds experience systematically accelerating price erosion. The HDB resale market increasingly reflects lease decay reality, with buyer behaviour shifting markedly once remaining terms compress below 50 years. Prospective purchasers must verify the exact lease commencement date for properties under consideration, as this directly influences both financing approval (many banks impose minimum remaining lease requirements) and future resale viability. Properties with substantial remaining lease terms enjoy financing flexibility and appreciable resale longevity, whilst those in advanced lease stages confront compressed valuations and reduced buyer pools.

How does proximity to Clementi MRT station (EW23) influence demand and capital appreciation?

The East-West Line ranks among Singapore's busiest MRT arteries, connecting residential neighbourhoods across the western corridor to central business districts, Changi Airport, and major employment hubs spanning the island. Properties within one kilometre of established MRT stations command consistent demand premiums relative to more peripheral locations, as transport accessibility directly influences occupant quality-of-life and commuting efficiency. Clementi station's maturity means demand remains stable rather than speculative—the neighbourhood has established itself within property investor consciousness as a reliable, connected locale. Historical pricing analysis reveals that properties within walkable MRT distance maintain superior resale liquidity and resist downside pricing pressure during market contractions, as the transport advantage remains genuinely utilised by successive buyer cohorts. The specific positioning at approximately one kilometre affords the optimal balance: full transport accessibility without immediate station noise, congestion, or overcrowding impacts that affect ground-level units immediately adjacent to stations.

Which buyer profiles—HNW, upgraders, first-timers, investors—find 415 Commonwealth Avenue West most suitable?

First-time buyers represent the most natural purchaser cohort for this development, as compact HDB sizing and accessible pricing leverage CPF accumulations and housing grants to enable entry into ownership. The development equally appeals to downsizers—mature property owners seeking to simplify from larger family homes whilst accessing capital through sales proceeds. Investors pursuing rental income discover robust market demand from young professionals, workers on temporary assignments, and international occupants seeking stable accommodation near employment centres. High-net-worth individuals rarely prioritise compact HDB flats as primary residences, though some acquire such properties as rental investments within diversified portfolios, valuing the stable, liquid market characteristics of mature Clementi properties. Young couples and small families occasionally occupy compact units during early ownership stages, leveraging initial purchases as stepping stones towards larger properties as financial circumstances evolve. The development's accessibility and mature neighbourhood infrastructure ensure multi-cohort appeal, reducing dependency upon any single buyer category for sustained demand.

What TDSR headroom typically exists for financing properties at Clementi price points?

The Total Debt Servicing Ratio (TDSR) framework limits monthly debt obligations to 60% of gross monthly income for HDB Loan Scheme applicants. Properties at typical Clementi transaction price points, when financed through 30-year HDB Loan schemes at prevailing rates, generally produce monthly servicing costs permitting reasonable TDSR headroom for borrowers with stable employment and limited existing debt obligations. First-time buyers without prior property ownership often access Enhanced CPF Housing Grants exceeding those available to upgraders, directly reducing loan quantum and monthly servicing burdens. The modest absolute purchase prices characteristic of compact HDB units mean that qualifying income thresholds remain achievable for Singapore Citizen households across diverse professions and income bands. Prospective buyers must obtain pre-approval from HDB or participating banks to confirm precise TDSR availability given their individual circumstances, though the development's pricing typically permits comfortable financing for employed borrowers without substantial competing debt obligations.

How does 415 Commonwealth Avenue West compare to competing developments in the Clementi area?

Clementi encompasses multiple HDB development phases spanning several decades, creating heterogeneous supply across various building vintages, configurations, and street positions. Properties within nearby blocks offer the most direct comparability, though variations in building age, lift arrangements, block positioning, and unit orientation introduce material pricing differentiation across ostensibly similar configurations. The mature infrastructure surrounding 415 Commonwealth Avenue West—established schools, shopping centres, medical facilities, and community services—represents a characteristic advantage relative to newer developments in outlying areas still awaiting complementary infrastructure completion. Resale market data reveals that Clementi's HDB stock maintains relatively stable pricing bands across comparable configurations, with demand driven by transport accessibility, educational institutions, and the neighbourhood's established reputation. Investors comparing alternatives across Singapore's HDB landscape frequently select Clementi properties for their accessibility balance: full MRT connectivity, proven rental demand, and price stability that characterises mature neighbourhoods over speculative fringe developments.

Which floor levels and unit stacks offer the best value within this development?

HDB pricing within established developments typically reflects systematic premiums for higher floor levels, improved light access, reduced noise from street-level activity, and enhanced privacy compared to lower floors. However, these premiums often exceed genuine utility differentials, particularly for compact 150 square foot configurations where interior planning constraints limit material quality-of-life variations based on floor positioning. Mid-tier floors—typically fourth through eighth storeys—frequently deliver superior value by capturing meaningful noise and privacy benefits whilst avoiding the disproportionate premiums demanded for top-floor units. Unit stacks facing away from major roads, shopping centre traffic, and pedestrian thoroughfares consistently command rental preference and resale appeal relative to street-facing units, yet this positioning advantage often reflects in modest pricing premiums rather than the elevated surcharges sometimes observed in other neighbourhoods. Investors should prioritise block positioning and street-facing orientation over absolute floor level, as occupant satisfaction and rental attractability derive more substantially from direction and proximity to traffic sources than from modest height variations. Properties in central blocks within the development, located away from main arterial roads, typically deliver superior long-term value relative to perimeter positioning.

What future supply pipeline exists in Clementi, and how might it affect 415 Commonwealth Avenue West valuations?

Clementi's designation as a mature residential neighbourhood means future HDB supply expansions appear unlikely at the density and scale characteristic of the 1970s and 1980s development phases. The district's infrastructure saturation, established property values, and residential character preservation objectives collectively constrain aggressive new supply injection. Urban Redevelopment Authority planning frameworks generally prioritise infill and regeneration within existing mature estates rather than wholesale new development, meaning Clementi's existing stock remains largely protected from acute new supply pressures. This supply constraint historically supports price stability and resale liquidity, as demand faces limited new competitive alternatives. However, broader Housing and Development Board policy may periodically introduce Build-to-Order (BTO) projects in adjacent districts, which could marginally influence marginal demand patterns. The development's maturity and established infrastructure fundamentally differentiate it from speculative fringe developments confronting acute competitive pressures from nearby new launches. Properties at 415 Commonwealth Avenue West therefore enjoy inherent price protection derived from constrained future supply, making them particularly suitable for risk-averse investors and first-time buyers prioritising stability over speculative appreciation.

Hdb Flat At Commonwealth Avenue West — From S$1,300