Type

Units

Min Area

Price Range

3 BR

1044 sqft

S$635K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$635K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$127K on this acquisition.
Located 11 min (900 m) from EW23 Clementi MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

412 Commonwealth Avenue West: A Mature HDB Development in Clementi

412 Commonwealth Avenue West stands as an established Housing and Development Board estate situated within the vibrant Clementi neighbourhood, one of Singapore's most established and sought-after residential districts. This development represents a compelling option for buyers seeking substantial accommodation in a mature community with proven infrastructure, amenities, and transport connectivity. The project comprises multiple unit types, with particular emphasis on three-bedroom and two-bedroom configurations, catering to diverse household compositions and life-stage requirements.

Clementi has evolved into a magnet for families, professionals, and investors alike, underpinned by decades of careful urban planning and community development. The neighbourhood boasts a rich tapestry of schools, shopping facilities, dining establishments, and recreational amenities that have matured alongside the residential stock. Properties within this precinct command sustained interest from both owner-occupiers and portfolio investors, reflecting the enduring appeal of this well-connected and established locale.

Transport and Accessibility

A defining advantage of 412 Commonwealth Avenue West lies in its proximity to Clementi MRT Station on the East-West Line, positioned just 11 minutes away on foot—approximately 900 metres from the development. This adjacency to a major transport hub fundamentally shapes the appeal and utility of the estate, providing seamless connectivity to the broader Singapore transport network. Clementi Station itself functions as a strategic nodal point, facilitating rapid interchange to other parts of the island and serving as a gateway to the broader western corridor.

The East-West Line remains one of Singapore's busiest and most established mass rapid transit corridors, carrying daily commuters to business districts, employment hubs, and educational institutions across the western and central zones. Proximity to EW23 Clementi significantly enhances the development's suitability for working professionals, academics, and students requiring predictable, time-efficient commuting. The station's strategic positioning has historically contributed to sustained demand for residential properties in its catchment, supporting both capital appreciation and rental market dynamism.

Unit Configuration and Spatial Design

The development offers generous floor plates, with units spanning approximately 1,044 sqft, a scale that accommodates three-bedroom configurations comfortably whilst maintaining the flexibility for dual-purpose spaces, home offices, or study nooks. This spatial generosity distinguishes Commonwealth Avenue from more compact modern high-rise apartments, appealing to families requiring distinct sleeping quarters, entertaining capacity, and room for personal hobbies or work-from-home arrangements. The two-bathroom provision reflects contemporary lifestyle standards, particularly valuable in multi-occupancy households where morning routines and personal routines demand independent sanitary facilities.

HDB flats of this vintage and scale typically feature resilient, time-tested design principles that prioritise functionality over novelty. The developmental era of this estate has benefited from decades of collective feedback, resulting in layouts that maximise usability and minimise design frivolities. Buyers evaluating units across the development will discover consistent spatial planning, practical wet-kitchen configurations, and room proportions calibrated for everyday living rather than aspirational aesthetics.

Investment and Rental Considerations

For portfolio investors, the Commonwealth Avenue development presents a distinctly investment-grade opportunity within Singapore's mature HDB market. The Clementi neighbourhood has demonstrated consistent rental demand, driven by its proximity to educational institutions, employment clusters in the west, and the reliable commuter base served by the East-West Line. Three-bedroom units particularly attract multigenerational households and co-living arrangements, market segments that have expanded considerably post-pandemic and continue to shape demand dynamics in established estates.

Rental yields across mature HDB estates like Commonwealth Avenue historically track at competitive levels relative to property prices, reflecting the balance between acquisition cost and monthly lettable income. The development's established footprint, presence of family amenities, and proven tenant demographics create a stable lettings environment with predictable turnover and tenant quality profiles. Investors evaluating acquisition at current market pricing should factor the estate's mature positioning, meaning capital appreciation will likely progress at temperate rates reflecting its consolidated market position rather than speculative growth profiles associated with newer launches.

Buying Considerations and Financing

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty of 20% applies to the purchase price, significantly increasing the total acquisition cost. This fiscal consideration warrants careful financial modelling, particularly for investors or upgraders, as the ABSD obligation materially impacts entry-level economics and expected return profiles. First-time buyers purchasing this as their first residential property remain exempt from ABSD, presenting a material advantage in acquisition cost and leaving greater capital headroom for furnishing, renovations, or financial reserves.

Financing typically covers up to 80–90% of the HDB valuation for eligible buyers, with the balance required as down payment and associated fees. At typical pricing points within the development, Total Debt Servicing Ratio constraints generally prove non-restrictive for household incomes aligned to professional and managerial categories, though individual borrowing capacity varies according to co-borrower income, existing obligations, and personal debt profiles. Prudent purchasers should engage mortgage brokers or bank pre-qualification processes early to confirm financing headroom before committing to offers.

Neighbourhood Character and Amenities

Clementi has matured into a comprehensive residential neighbourhood offering essential and discretionary services within convenient distances. Supermarkets, traditional wet markets, hawker centres, and specialty retailers populate the precinct, supporting everyday provisioning and dining culture. Schools spanning primary through secondary education serve the neighbourhood, a critical consideration for family buyers. Recreational facilities including sports halls, community centres, and open spaces provide leisure and fitness options for residents of all ages.

The neighbourhood character reflects decades of settled community development, with established social infrastructure, resident associations, and cultural venues contributing to a sense of place and belonging. This contrasts sharply with emerging estates where community fabric remains nascent or fragmented. For families valuing established schools, well-known neighbourhoods, and proven community institutions, Commonwealth Avenue's Clementi location represents continuity and stability.

Market Position and Competition

Within the broader Clementi HDB market, Commonwealth Avenue competes alongside other established estates offering comparable age, size profiles, and MRT proximity. Appreciating the development's standing relative to nearby alternatives requires comparing recent comparable transactions, prevailing asking prices, and transaction velocities across the neighbourhood. The East-West Line's established network and Clementi's proven appeal support sustained interest across the available HDB stock, though individual developments may exhibit pricing variations reflecting unit-specific attributes, block orientation, or renovation conditions.

Buyers should contextualise asking prices against recent sold prices per square foot within Clementi, seeking evidence of realistic pricing and market alignment. Overpriced listings languish, whereas competitively positioned units attract multiple viewings and often achieve expedited sales. Engaging local market data and comparable evidence positions purchasers to assess whether Commonwealth Avenue offerings represent genuine value propositions or premium-priced exceptions.

Long-Term Value and Tenure Considerations

As an HDB development, units typically carry 99-year leasehold tenures from their initial grant date, with lease decay becoming a material consideration as the estate matures. Purchasers should verify remaining lease duration on their specific chosen unit, as properties nearing 30 years of remaining term may face financing constraints and capital value suppression as future buyers encounter mortgage lending restrictions. The Government's Home Improvement Programme and potential lease extension mechanisms offer mitigations, though these typically require proactive engagement and may carry financial implications.

The Clementi estate's establishment as a mature, desirable neighbourhood provides some insulation against dramatic value erosion, particularly if lease extension mechanisms remain available and utilised. However, prospective buyers should recognise that HDB lease decay represents a real long-term headwind, distinct from freehold or 999-year tenure properties that avoid time-driven value depreciation. Conservative investors and owner-occupiers should factor this temporal dimension into purchase decisions and long-term wealth planning.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at 412 Commonwealth Avenue West as an investment property?

Rental yields across mature HDB estates in Clementi typically range between 3–4% annually, contingent on specific unit configuration, floor level, condition, and prevailing rental market conditions. Three-bedroom units at Commonwealth Avenue attract consistent tenant demand from families, multigenerational households, and co-living arrangements, supporting lettability at competitive monthly rates. The development's proximity to Clementi MRT Station and established neighbourhood amenities create a stable rental environment with predictable tenant quality and turnover cycles. Investors should obtain recent rental comparables for similar units in the same block or immediately adjacent blocks to calibrate realistic rental income expectations rather than relying on theoretical calculations.

How does the per-square-foot pricing of Commonwealth Avenue units compare to recently transacted HDB flats in Clementi?

At approximately S$635,000 for a 1,044 sqft unit, the per-sqft valuation benchmarks around S$600–610/sqft before adjusting for unit-specific variables such as floor level, facing, renovation condition, and exact block positioning. Recent transacted comparables in nearby Clementi HDB blocks would provide accurate pricing context, which fluctuates monthly as market conditions, seasonal demand, and individual property attributes influence buyer behaviour. Prospective purchasers should obtain recent sold transaction data from the HDB resale portal and property agents active in Clementi to verify whether Commonwealth Avenue asking prices reflect genuine market alignment or embody premiums relative to otherwise comparable units. Engaging this comparative exercise protects against overpaying relative to available neighbourhood alternatives.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing this as my second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, applying cumulatively to the base Buyer's Stamp Duty. On a S$635,000 purchase, the ABSD obligation would equal approximately S$127,000, materially increasing total acquisition costs and reducing available capital for furnishing, renovations, or financial reserves. This 20% fiscal burden significantly suppresses net returns for investment properties, requiring careful financial modelling to confirm that anticipated rental income and capital appreciation justify the heavy upfront duty load. First-time buyers remain exempt from ABSD entirely, presenting a material advantage if Commonwealth Avenue represents their inaugural residential purchase.

How does lease decay affect the long-term resale value and mortgageability of units at this development?

HDB leases commence at 99 years from initial grant date, and as the lease ages, financial institutions progressively restrict mortgage lending duration and quantum, typically applying stringent caps once remaining tenure falls below 30 years. Specific units at Commonwealth Avenue may approach these critical thresholds depending on their original grant date, potentially constraining future buyer financing and suppressing capital values as lease decay accelerates. The Government's lease extension mechanisms and Home Improvement Programme offer theoretical mitigations, though these require proactive engagement and may entail financial obligations. Conservative long-term holders should verify remaining lease tenure on their target unit and factor the temporal depreciation trajectory into wealth planning, recognising that freehold or 999-year alternatives avoid this lease-decay headwind entirely.

How significantly does proximity to Clementi MRT Station (EW23) influence capital appreciation and rental demand for properties at Commonwealth Avenue?

Clementi MRT Station's positioning as a major East-West Line interchange generates consistent commuter traffic and accessibility benefits that historically support sustained property demand and moderate capital appreciation across the surrounding residential hinterland. Properties within 1 km of major MRT stations typically command measurable premiums relative to distant alternatives, reflecting the time-efficiency, predictability, and lifestyle convenience that mass rapid transit proximity affords. The 11-minute walk from Commonwealth Avenue to EW23 Clementi places units comfortably within the premium-pricing radius, supporting both owner-occupier appeal for commuters and rental market demand from tenants without personal vehicles. Future transport infrastructure improvements, station amenity enhancements, or line network extensions would further reinforce this locational advantage, though such benefits remain uncertain and contingent on Government infrastructure planning decisions beyond individual property-level control.

Is Commonwealth Avenue suitable for first-time homebuyers, upgraders, or primarily investment-grade for experienced portfolios?

The development accommodates diverse buyer profiles across all three categories. First-time buyers benefit from ABSD exemption and the neighbourhood's established character, family amenities, and proven community infrastructure—reducing execution risk relative to untested new estates. Upgraders transitioning from smaller HDB units or private condominiums value the substantial three-bedroom configurations, dual bathrooms, and mature neighbourhood stability whilst appreciating the relative affordability compared to private housing sectors. Investors recognise the stable rental demand, established tenant demographics, and MRT accessibility as hallmarks of investment-grade assets, though lease decay and moderate capital appreciation rates require acceptance of temperate, steady-growth profiles rather than speculative returns. Each buyer category should evaluate Commonwealth Avenue against their specific investment horizon, financing capacity, and lifestyle requirements rather than assuming one-size-fits-all suitability.

What is the typical Total Debt Servicing Ratio (TDSR) headroom for buyers financing Commonwealth Avenue units at current pricing?

At approximately S$635,000 purchase price, with 80–90% loan coverage, monthly mortgage servicing typically ranges between S$2,800–3,200 depending on loan tenure (25–35 years) and prevailing mortgage rates. For dual-income households with combined monthly income of S$12,000–15,000, TDSR calculations would typically leave comfortable headroom relative to the HDB and banking sector's TDSR ceiling of 60%, leaving substantial borrowing capacity for auto loans, credit facilities, or other obligations. Individual TDSR outcomes vary according to co-borrower profile, existing debt commitments, employment stability, and mortgage rate assumptions. Purchasers should engage mortgage brokers or bank pre-qualification processes to confirm precise financing headroom and establish confidence that acquisition remains affordable across various interest-rate scenarios before committing to offers.

How does Commonwealth Avenue compare to other nearby HDB developments in terms of pricing, facilities, and tenant demand?

Clementi houses multiple established HDB estates, each offering similar age profiles, neighbourhood amenities, and MRT proximity but potentially differentiated by block orientation, unit configuration options, renovation standards, or specific floor-level attributes. Direct pricing comparisons demand recent sold-transaction data across these competing blocks, as asking prices alone misrepresent actual market clearing values. Commonwealth Avenue's appeal must be contextualised against immediate alternatives such as nearby blocks within the same estate or adjacent developments offering comparable unit sizes and MRT distances. Tenant demand remains relatively uniform across Clementi's HDB stock given the neighbourhood's consistent family appeal and transport connectivity, though individual block-level variations in greening, maintenance, or community management might subtly influence rental market response. Engaging recent comparable evidence and unit-by-unit physical inspections enables rational decision-making rather than reliance on aspirational marketing or incomplete data sets.

Are upper-floor units or specific floor levels at Commonwealth Avenue preferable for value retention and rental appeal?

Higher floor units typically command premiums in HDB estates, reflecting perceived privacy benefits, reduced noise exposure from street traffic, and enhanced natural light penetration—amenities that translate to both owner-occupier satisfaction and rental market appeal. However, these premiums often exceed the marginal utility gains, particularly beyond the 15th–20th storey thresholds where psychological 'high-floor' benefits plateau. Lower-floor units frequently offer superior value-for-money positioning, particularly if the development includes generous ground-level landscaping, shopping facilities, or transport-interchange proximity that mitigates privacy concerns. Mid-floor units (10th–15th storeys) often represent optimal compromise between premium minimisation and amenity retention. Prospective purchasers should compare floor-level pricing differentials against their personal preferences and anticipated tenant demographics, avoiding reflexive assumptions that 'higher equals better' without proportionate rental-income validation.

What is the future residential supply pipeline in Clementi and western Singapore, and could it affect Commonwealth Avenue's long-term capital growth?

Clementi, as a mature established estate, faces limited new HDB supply directly within the ward, with Government development focus progressively shifting toward emerging new towns and suburban precincts further from the city centre. However, broader western corridor development—including Jurong East intensification, Jurong Innovation District residential allocations, and potential future master-planned precincts—may progressively increase housing supply and attract resident populations away from older estates. This macro-level supply trajectory suggests that Commonwealth Avenue's capital appreciation will likely remain temperate compared to geographically constrained or emerging districts, reflecting the normalised supply-demand dynamics of an established neighbourhood. Conservative long-term holders should contextualise Commonwealth Avenue within a 15–25 year holding horizon where steady, moderate appreciation offsets lease-decay pressures, rather than anticipating spectacular capital gains typical of supply-constrained or highly urbanising precincts.

Hdb Flat At Commonwealth Avenue West — From S$635K