Type

Units

Min Area

Price Range

3 BR

1582 sqft

S$1.2M

4 BR

1604 sqft

S$1.2M – S$1.2M

Property Highlights

HDB development with 4 units currently available.
Prices currently range from S$1.2M to S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$230K on this acquisition.

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.

115 Clementi Street: A Spacious HDB Flat in a Mature Estate

115 Clementi Street represents a compelling residential offering in one of Singapore's most established housing estates. This HDB development delivers substantial living accommodation that appeals to families and upgraders seeking room to grow without relocating to the periphery. The property showcases a thoughtfully designed layout that maximises utility across its 1,733 square feet, presenting an attractive option for those prioritising space and functionality in their next home.

The Clementi area has evolved into a fully mature residential neighbourhood, characterised by decades of stable community development and comprehensive local infrastructure. Residents benefit from a wide network of nearby amenities, including hawker centres, supermarkets, clinics, and educational institutions, all serving the established population base. This maturity translates into predictable property values and a robust tenant market for those considering investment, as the estate continues to attract both young families and upgraders drawn to its established character and convenience.

Property Specifications and Configuration

The flat at 115 Clementi Street provides four distinct bedrooms and three fully appointed bathrooms, a configuration that caters well to multi-generational families or those requiring dedicated home office and guest accommodation. The total area of 1,733 square feet allows for comfortable separation of living zones, with ample space for a modern kitchen, dining area, and generous living room—a significant advantage over standard three-bedroom layouts common in the same price tier. The ceiling heights and room proportions typical of this vintage HDB construction provide the sense of openness and livability that many homeowners actively seek.

Location and Transport Connectivity

Clementi's position within Singapore's west-central corridor ensures reliable connectivity to employment hubs and leisure destinations across the island. Whilst specific MRT proximity details are best confirmed with the planning authorities, the estate benefits from a history of systematic infrastructure improvement, including regular bus routes and planned transit enhancements. This accessibility supports both owner-occupancy and rental demand, as commuters and professionals value estates that reduce travel burden without imposing premium pricing.

Investment Potential and Rental Yield Considerations

For investors evaluating 115 Clementi Street as a portfolio addition, the four-bedroom configuration commands robust rental demand from families and corporate housing seekers unwilling to compromise on space. HDB flats in mature estates typically generate gross rental yields in the 3% to 4.5% range, dependent on exact rental rates and maintenance costs; a unit at this property's price point could reasonably attract monthly rents between S$4,500 and S$5,500, though returns hinge on tenant quality and void periods. The estate's reputation for stability and full amenity provision reduces the investment risk associated with newer or less-established areas, though investors must account for the progressive lease decay that affects all HDB properties and the corresponding impact on long-term resale value.

Pricing and Market Comparison

The asking price of S$1,180,000 positions 115 Clementi Street within a competitive bracket for four-bedroom HDB flats in the district. Recent transactions in Clementi have demonstrated price-per-square-foot ranging from approximately S$680 to S$750, suggesting this property trades at a per-unit basis consistent with market expectations for its size and configuration. Prospective buyers should independently verify comparable sales data and negotiate based on unit condition, floor level, and remaining lease tenure, as these variables significantly influence achievable pricing within the broader Clementi market.

Lease Tenure and Long-Term Value Preservation

As an HDB property, 115 Clementi Street carries a lease structure that requires careful consideration in long-term financial planning. HDB lease decay becomes increasingly material below 60 years remaining tenure, with bank financing capacity diminishing and resale pools contracting as leases age further. Current owners should verify exact lease expiration timelines and factor in the gradual depreciation curve typical of ageing HDB stock; whilst the property remains habitable and legally saleable, its capital appreciation potential will compress as the lease declines, making early upgrading or strategic divestment prudent for wealth-building investors.

Additional Buyer's Stamp Duty and Tax Implications

Singapore Citizens acquiring 115 Clementi Street as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, a significant cost addition that must be factored into the investment thesis. For a property valued at S$1,180,000, this represents approximately S$236,000 in ABSD alone—payable at the point of purchase—alongside the standard conveyancing stamp duty and legal fees. First-time buyers and those selling an existing property concurrently may benefit from ABSD exemptions or deferment; prospective purchasers are strongly advised to seek specific tax advice before committing to an offer, as ABSD materially impacts net return calculations and overall deal structure.

Suitability for Different Buyer Profiles

First-time homebuyers with sufficient savings will find 115 Clementi Street attractive due to its spacious layout and entry-level positioning relative to private condominiums; the four-bedroom configuration provides room for family expansion without forcing a subsequent upgrade within five to ten years. Upgraders from smaller two or three-bedroom flats gain immediate tangible benefits in living space and room allocation, whilst investors appreciate the rental demand generated by the four-bedroom family-oriented market segment. Higher-net-worth individuals may view Clementi as a portfolio stabiliser rather than a primary residence, leveraging the estate's rental predictability to complement higher-risk growth assets elsewhere.

Financing and Total Debt Service Ratio Headroom

Buyers financing a S$1,180,000 purchase typically require approximately S$300,000 to S$350,000 in cash outlay (including ABSD for second-property buyers, conveyancing, and agent fees), with the balance eligible for HDB or bank mortgage of up to 80% of the property's valuation. Monthly mortgage servicing on a S$944,000 loan over 30 years approximates S$4,400 to S$4,700 depending on prevailing interest rates; prospective owners must ensure their gross monthly household income sufficiently exceeds total debt obligations to comply with the Total Debt Service Ratio (TDSR) ceiling, typically set at 60% of gross income. Applicants with existing property loans, car financing, or credit card debt must model the combined TDSR impact before proceeding to offer, as lending institutions conduct rigorous affordability assessments.

Competing Developments and Market Positioning

115 Clementi Street competes with other four-bedroom HDB offerings across Clementi and adjacent zones including Sunset View and Bukit Merah. Newer executive flats in these precincts may command premiums of 5% to 15% relative to standard four-bedroom layouts, reflecting enhanced design and fewer maintenance concerns; however, 115 Clementi Street's established location and community infrastructure offset the age differential for buyers prioritising accessibility and neighbourhood stability over architectural modernity. Investors comparing yields across competing developments should adjust for lease tenure, exact square footage, and local amenity density—factors that compress or expand rental demand and capital appreciation trajectories across the broader Clementi market.

Unit Stack and Floor Level Considerations

Within the 115 Clementi Street block, units positioned on middle floors (typically floors 8-18 in HDB blocks) often command modest premiums over ground and top floors, balancing natural ventilation and light against noise and maintenance concerns. Lower floors near ground level may experience humidity and pest exposure, whilst very high floors incur longer elevator wait times during peak hours; middle stacks traditionally appeal to families with young children and elderly residents navigating stairs during lift breakdowns. Savvy purchasers should factor floor level into their negotiating strategy, as well-positioned mid-stack units retain value more consistently and attract broader tenant pools when rental conversion occurs.

District Supply Pipeline and Future Market Dynamics

The Clementi district is largely built-out with limited new HDB supply anticipated in the coming decade, supporting price stability and rental demand for existing stock. Government en bloc acquisition programmes may eventually impact the estate's composition, though current conditions suggest the neighbourhood will retain its function as a family-oriented residential zone. Buyers should monitor long-term urban planning announcements affecting transport corridors and commercial hubs, as infrastructure improvements typically support capital appreciation for properties well-positioned relative to new MRT extensions or commercial nodes. The mature estate status, combined with constrained supply, positions 115 Clementi Street favourably for investors seeking capital preservation with modest growth potential in a stable, fully-serviced neighbourhood.

Frequently Asked Questions

What rental yield can an investor realistically expect from a four-bedroom unit at 115 Clementi Street?

Four-bedroom HDB flats in Clementi typically achieve gross rental yields between 3% and 4.5% annually, with absolute returns dependent on tenant quality, void periods, and management efficiency. A property at the S$1,180,000 price point could command monthly rents of S$4,500 to S$5,500 from families or corporate housing seekers, translating to annual gross income of S$54,000 to S$66,000 before deducting property tax, maintenance, and potential management fees. Investors must factor in the progressive lease decay effect on long-term capital appreciation; whilst current rental demand remains robust, the declining lease value gradually compresses both yield and exit multiples over a 20 to 30-year hold period, making strategic timing essential for wealth maximisation.

How does the per-square-foot pricing at 115 Clementi Street compare to recent transactions in Clementi?

Recent four-bedroom HDB sales in Clementi have transacted at approximately S$680 to S$750 per square foot, placing 115 Clementi Street's asking price of S$1,180,000 (approximately S$681 per sqft across 1,733 sqft) at the lower-to-middle end of the comparable range. This pricing reflects the property's established location and maturity within the estate, though actual value perception varies by specific unit condition, remaining lease tenure, floor level, and view orientation. Prospective buyers should conduct independent valuation searches and inspect comparable units within the same block to validate whether the property represents fair value or offers negotiating leverage; price-per-square-foot alone does not account for functional obsolescence or lease decay risk, both of which materially affect long-term investment returns.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing this as a second property?

Singapore Citizens buying 115 Clementi Street as a second residential property incur ABSD at the current rate of 20% on the purchase price, equating to approximately S$236,000 on a S$1,180,000 transaction. This substantial cost addition materialises at point of purchase and must be funded through cash reserves, reducing net leverage capacity and overall investment returns. First-time homebuyers benefit from ABSD exemption, whilst those selling an existing property concurrently may qualify for deferment; however, ABSD-paying purchasers should carefully model the tax burden into affordability calculations and negotiating strategy, as it significantly impacts the effective cost of acquiring the property relative to pure capital appreciation prospects.

How does lease tenure affect the resale value and financial viability of 115 Clementi Street?

The remaining lease tenure on HDB properties directly influences both bank lending capacity and long-term capital appreciation potential; as leases age below 60 years, financing institutions tighten loan criteria and reduce maximum loan-to-value ratios, effectively narrowing the buyer pool and compressing achievable prices. HDB properties typically experience accelerated depreciation in their final decades, with units below 40 years remaining lease becoming increasingly difficult to finance and market; prospective purchasers must confirm exact lease expiration dates and model the gradual value erosion trajectory to determine appropriate hold periods and exit timing. For long-term investors, purchasing at the earliest possible point in the lease cycle maximises appreciation window and resale optionality, whereas late-lease acquisitions require significantly lower entry prices to justify the compressed appreciation runway and eventual redevelopment uncertainty.

How does proximity to the nearest MRT station influence demand and capital appreciation for 115 Clementi Street?

Proximity to reliable MRT connectivity significantly amplifies long-term demand and capital appreciation potential, as owner-occupiers and tenants increasingly prioritise commute time reduction when selecting residential locations. Clementi's established transport infrastructure, whilst not newly minted, provides predictable connectivity supporting both primary residence and rental tenant acquisition across professional and family segments. Units positioned within five to ten minutes' walking distance of MRT stations command persistent premiums over peripheral locations, as the convenience factor justifies higher valuations and attracts broader tenant pools; however, exact MRT proximity impacts are best assessed through independent site inspection and commute-time verification, as marketing claims occasionally exaggerate accessibility relative to actual walking routes and frequency of service.

Which buyer profiles are best suited to purchasing at 115 Clementi Street?

First-time homebuyers with adequate savings find the spacious four-bedroom layout compelling, as it accommodates family growth without forcing early upgrades and provides tangible value relative to smaller starter units in the same price bracket. Upgraders transitioning from two or three-bedroom flats gain immediate lifestyle benefits through increased room allocation and separation of living zones, making this property ideal for growing families prioritising practical space over architectural newness. Investors appreciate the four-bedroom segment's robust rental demand from families and corporate tenants, though they must weight rental income potential against progressive lease decay and the ongoing ABSD cost burden; higher-net-worth purchasers may view Clementi as a portfolio stabiliser offering steady rental yields and community stability rather than aggressive capital appreciation.

What is the Total Debt Service Ratio (TDSR) headroom for a typical buyer at 115 Clementi Street's price point?

A S$1,180,000 purchase typically requires 80% financing (approximately S$944,000) over 30 years, generating monthly mortgage servicing of roughly S$4,400 to S$4,700 at prevailing interest rates, assuming no principal prepayment. TDSR ceilings typically limit total monthly debt obligations to 60% of gross household income; a buyer with S$10,000 gross monthly income could service only S$6,000 in combined debt, leaving S$1,300 to S$1,600 headroom after mortgage—insufficient for additional car loans, credit card debt, or other obligations. Prospective purchasers must conduct rigorous TDSR modelling before submitting offers, factoring in existing debts and ensuring adequate margin for rate increases over the 30-year loan term; buyers with marginal incomes relative to purchase price should consider smaller units or expect lending rejection despite acceptable credit profiles.

How does 115 Clementi Street compare to other four-bedroom offerings in adjacent estates like Sunset View or Bukit Merah?

Newer four-bedroom executive or premium flats in adjacent precincts such as Sunset View or Bukit Merah typically command 5% to 15% pricing premiums over 115 Clementi Street, reflecting enhanced design, lower maintenance concerns, and potentially longer remaining lease tenure. However, 115 Clementi Street's established neighbourhood infrastructure—including mature hawker networks, educational institutions, and community facilities—provides offsetting value proposition for buyers prioritising accessibility and social stability over architectural modernity. Comparative investment analysis requires normalisation for lease tenure, exact square footage, floor level, and local amenity density; investors comparing across competing developments should adjust headline pricing for these variables to determine true risk-adjusted returns and optimal capital allocation across the broader Clementi and western zone property markets.

Which unit stacks or floor levels within 115 Clementi Street offer the best value proposition?

Middle-stack units (typically floors 8-18 in standard HDB blocks) traditionally command premium positioning due to balanced access to natural light and ventilation without the humidity, pest exposure, or noise challenges affecting ground floors and very high floors. Lower floors may experience increased moisture and insect infiltration, whilst top floors attract marginal demand from families with young children concerned about fall risks and elderly residents managing stair navigation during lift maintenance periods. Savvy purchasers strategically target slightly less-desirable floor levels—ground to level 4 or floors above 20—where price discounts of 2% to 5% are achievable whilst maintaining acceptable utility; however, individual unit condition, facing direction, and view orientation ultimately supersede floor-level generalisation, necessitating on-site inspection and comparative analysis before final negotiation.

What is the future supply pipeline for four-bedroom HDB flats in Clementi, and how does this affect long-term capital appreciation?

Clementi is largely built-out with minimal new HDB supply anticipated in the coming decade, supporting structural price stability and consistent rental demand for existing stock across all configurations. The district's maturity and established community base suggest low probability of large-scale new residential development; however, buyers should monitor government announcements regarding en bloc acquisition programmes or infrastructure enhancement projects, as these can unexpectedly impact neighbourhood composition and property values. Constrained supply dynamics favour current property holders through upward rental pressure and limited downward price risk, positioning 115 Clementi Street as a defensive asset offering modest growth potential and portfolio stability rather than aggressive appreciation; however, this stability comes at the cost of lower absolute returns compared to emerging estates with larger supply pipelines and demographic growth drivers.

115 Clementi Street 13 — From S$1.2M