Type

Units

Min Area

Price Range

Other

100 sqft

S$1,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
Located 12 min (1.03 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.

414 Commonwealth Avenue West: Rental Accommodation Near Clementi MRT and NUS

414 Commonwealth Avenue West stands as a residential address catering to the rental market in the Clementi district, positioned strategically within Singapore's West Coast region. The development offers furnished accommodation solutions designed for working professionals, postgraduate researchers, and students seeking proximity to major educational and research institutions. Units available for rent from this address combine practical layouts with convenient access to transport infrastructure, making it an appealing choice for those prioritising location and connectivity over a permanent purchase commitment.

Strategic Location and Transport Connectivity

Situated approximately 1.03 kilometres from Clementi MRT Station (EW23), the property delivers commute times of around 12 minutes to this major transport hub. The station itself sits on the East-West Line, offering direct connections across Singapore's central and eastern corridors. Beyond rail connectivity, the address benefits from comprehensive bus service networks that link directly to the National University of Singapore, reducing travel friction for the large cohort of postgraduate and undergraduate residents in the vicinity. This layered transport advantage means occupants can reach key employment and educational nodes across the island with minimal transit time.

Proximity to Education and Research Hubs

The location's defining characteristic lies in its catchment relationship with some of Singapore's most prestigious institutions. National University of Singapore (NUS) sits within close range, as does the National University Hospital (NUH) and the Agency for Science, Technology and Research (A*STAR) clusters. This institutional density creates a natural tenant pool comprising researchers, healthcare professionals, and advanced-degree candidates who value walking or short-bus commute accessibility. Science Park, another major employment node, falls within the same convenient radius. Consequently, rental demand from these sectors tends to demonstrate resilience across economic cycles, given the quasi-institutional nature of occupant employment.

Unit Specifications and Inclusive Amenities

Rental units at this address are presented fully furnished, eliminating the need for incoming tenants to arrange basic furnishings or household goods. Air-conditioning, utility charges, and WiFi connectivity are bundled into monthly rental costs, providing occupants with transparent, all-inclusive monthly expenses. This approach appeals particularly to temporary residents or those between permanent housing arrangements. The furnished model also reduces tenant onboarding friction and simplifies property management, as units arrive rent-ready without the coordination overhead typical of unfurnished lettings. Restrictions on cooking facilities orient the property toward occupants with limited culinary requirements or those relying on campus dining, hawker centres, or food delivery services.

Neighbourhood Amenities and Lifestyle Access

Clementi Shopping Mall anchors the immediate neighbourhood, offering retail, dining, and services within walking distance. The surrounding precinct supports the typical infrastructure needs of residential communities: medical clinics, supermarkets, banking facilities, and casual dining options. Bus interchanges ensure residents can branch out to other commercial districts or entertainment precincts across the island. The maturity of the Clementi HDB estate means established community spaces, fitness facilities, and recreational areas are readily available, contributing to overall resident satisfaction and retention.

Lease Availability and Move-in Timeline

Current rental stock becomes available progressively throughout the year, with units typically becoming occupancy-ready within defined timeframes matching occupant needs. Advance booking and viewing arrangements ensure prospective tenants can align move-in dates with academic calendars, employment start dates, or other lifecycle milestones. The flexibility of rental terms accommodates fixed-duration tenancies suited to students completing degrees or professionals on defined secondment assignments.

Financial Profile and Rental Investment Perspective

From an investment standpoint, rental yields in this precinct reflect the tension between strong demand drivers (institution proximity, transport access) and HDB tenure constraints. Investors acquiring units with the intention of leasing must factor acquisition costs, financing terms, and the regulatory framework governing HDB investment lettings. The consolidated rental demand from institutional stakeholders provides downside protection during economic softening, though rental growth may lag private residential markets during expansion phases. Comparing yield metrics requires analysing total acquisition cost against reliable rental income streams, accounting for vacancy risk and tenant turnover cycles typical of student and professional demographics.

Competitive Position Within West Coast Residential Market

The Clementi micromarket includes alternative rental addresses serving similar tenant cohorts, including private condominiums and other HDB estates. 414 Commonwealth Avenue West's competitive positioning rests on the combination of MRT accessibility, institutional proximity, and furnished-inclusive-services model. Unit counts and specific bedroom/bathroom configurations vary, as do pricing points across the available stock. Prospective tenants or investors comparing options should assess whether the address's particular strengths (direct NUS bus links, all-inclusive model, established HDB estate amenities) align with their priorities relative to alternative offerings in the S$1,200–S$1,600 monthly rental range typical for this district.

Future Considerations and Long-Term Rental Demand Outlook

The West Coast region continues to develop as an education and research cluster, with ongoing campus expansions and institutional investments reinforcing tenant demand foundations. Population planning for the district anticipates continued residential growth, suggesting sustained rental appetite. However, potential occupants should recognise that HDB leasehold tenure (typically 99 years from initial grant date) creates long-term depreciation considerations relevant to investment purchases. As leases age, market values and financing availability may contract, impacting residual yields and exit opportunities in later holding periods. Prospective investor-buyers should model long-term lease decay scenarios and compare outcomes against freehold alternatives or longer-tenure private properties within the wider catchment.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 414 Commonwealth Avenue West as an investment property?

Estimated gross rental yields for HDB lettings in the Clementi precinct typically range between 3% and 5% annually, depending on acquisition price and achievable rent relative to the all-inclusive furnished model operating at this address. A unit acquired at S$450,000–S$550,000 generating S$1,200–S$1,400 monthly rent would yield approximately 3.3% to 4.2% gross return before accounting for management costs, vacancy periods, or maintenance reserves. However, net yield deteriorates when factoring in HDB loan servicing costs, property tax, maintenance fees, and the administrative overhead of managing tenant relationships and turnover cycles. Investors should model cash-on-cash returns post-financing rather than gross yield percentages, as leverage structures and interest rate environments materially affect investment returns.

How does the price per square foot at 414 Commonwealth Avenue West compare to recent HDB transactions in Clementi?

Clementi HDB resale transactions in recent quarters have ranged approximately S$650–S$800 per square foot, reflecting the estate's maturity, proximity to transport, and institutional demand anchors. Individual unit size variations across the available stock at 414 Commonwealth Avenue West create pricing dispersion; smaller common rooms or studio configurations may price higher on a psf basis due to completion and convenience premiums, whilst larger family units typically offer lower psf valuations. Direct psf comparison requires aligning specific unit types and floor levels, as higher storeys and corner units often command psf premiums of 5%–10% relative to mid-floor or interior units. Prospective buyers should obtain comparative transaction data for the same block and similar unit configurations within the past 90 days to establish accurate market benchmarking.

What Additional Buyer's Stamp Duty (ABSD) will I pay if I purchase 414 Commonwealth Avenue West as a second residential property?

Singapore Citizens purchasing a second residential property incur ABSD at a rate of 20% on the purchase price, calculated on top of the standard Buyer's Stamp Duty. For example, purchasing a unit valued at S$500,000 as a second property triggers ABSD of S$100,000, payable upon completion. This materially impacts acquisition costs; a S$500,000 purchase price results in total stamp duty of approximately S$137,500 when combined with BSD, representing a 27.5% uplift to the actual capital required. First-time buyers and those whose previous residential property has been sold (resetting the second-property clock) avoid ABSD entirely, making their effective acquisition costs lower by this full margin. Investors comparing Clementi HDB investments should model the full ABSD liability into capital outlay and ensure financing structures accommodate the elevated cash requirement.

What lease decay risk should I consider for 414 Commonwealth Avenue West, and how does this affect resale value?

HDB leases typically begin at 99 years from initial grant date; depending on when the block was built, current leases may already have declined to 85–95 years remaining. Leasehold depreciation accelerates materially once lease length drops below 50 years, at which point financing becomes restricted and resale pools narrow significantly. The Government's lease buyback scheme offers owners an opportunity to top up leases for a prescribed fee, but timing and eligibility affect outcomes. For 414 Commonwealth Avenue West, if the block was constructed in the 1980s or earlier, lease remaining may already approach 60–70 years, creating resale headwinds within the next 10–15 years without top-up action. Prospective investors should request the exact lease commencement date, calculate years remaining, and factor lease top-up costs into long-term ownership scenarios. Properties with sub-40-year leases face steep liquidity penalties and financing unavailability, effectively foreclosing resale opportunities and trapping equity.

How does proximity to Clementi MRT (EW23) affect demand and capital appreciation for units at this address?

MRT accessibility is a primary value driver in Singapore's HDB resale market, typically supporting 5%–15% price premiums relative to comparable units 1–2 kilometres further from stations. Clementi MRT (EW23) provides direct East-West Line connectivity to Raffles Place, Tanjong Pagar, and eastward expansion routes, making the station strategically important for CBD workers and cross-island commuters. The 12-minute walk and direct bus access from 414 Commonwealth Avenue West cement the property's appeal to professional tenants and investor-occupant hybrids seeking sub-20-minute CBD commute times. Capital appreciation in West Coast HDB has historically outpaced island-wide averages during periods of strong economic activity, partly because MRT accessibility remains a perennial scarcity. However, over-supply in nearby rental corridors or network congestion during peak hours could depress appreciation momentum, necessitating comparative analysis of competing addresses and forward transport planning.

Is 414 Commonwealth Avenue West suitable for high-net-worth investors, upgraders, first-time buyers, or owner-occupiers?

This address suits investor profiles prioritising stable, institutional-anchored rental income streams and accepting HDB leasehold tenure and financing constraints in exchange for yield predictability. High-net-worth buyers typically favour larger private residential holdings offering lease tenure optionality and higher absolute returns, making HDB lettings a secondary allocation rather than core strategy. First-time buyers seeking owner-occupation can access this address affordably and enjoy MRT connectivity and institutional proximity, though they must accept HDB tenure constraints and future lease decay dynamics. Upgraders moving from smaller HDB units to larger Clementi families units may find competitive options within the same estate, though 414 Commonwealth Avenue West's furnished-rental model suggests it targets transient rather than permanent residents. Owner-occupiers valuing neighbourhood stability and long-term appreciation should compare 414 Commonwealth Avenue West against alternative family-oriented addresses within Clementi or nearby estates offering superior layout and livability for permanent residence.

What TDSR and financing headroom exist at typical price points for 414 Commonwealth Avenue West?

Total Debt Service Ratio (TDSR) limits constrain borrowing capacity to approximately 55% of gross monthly income at prevailing rates; for an occupant earning S$6,000 monthly, maximum serviceable debt is approximately S$3,300. A HDB loan at S$400,000 over 25 years yields monthly instalments of approximately S$1,800–S$1,950 at current rates, leaving S$1,350–S$1,500 headroom for other obligations (car loans, credit cards, student loans). First-time buyers benefit from HDB's concessional 2.6% mortgage rate, improving affordability relative to private bank financing. However, investors purchasing as second-property owners incur 20% ABSD upfront, effectively reducing deployable capital and potentially triggering bridging finance costs during the acquisition window. Prospective buyers should stress-test financing scenarios across 3% to 4% interest rate environments and verify employer income documentation requirements align with their employment classification before committing to offers.

How does 414 Commonwealth Avenue West compare to competing developments in the Clementi and West Coast precinct?

The Clementi HDB estate comprises multiple blocks constructed across different decades, creating heterogeneous rental pricing and lease-remaining profiles. Competing addresses within the same estate may offer similar all-inclusive furnished models but differ in floor levels, unit sizes, and proximity to the central shopping mall or MRT interchange. Private rental options (e.g., nearby condominiums) typically command 20%–40% rental premiums over HDB furnished lettings but offer superior finishes, longer lease tenures, and higher-end amenities. Blocks in neighbouring precincts (e.g., Bukit Gombak, Ghim Moh) present lower-cost alternatives with acceptable institutional proximity but sacrifice some MRT accessibility advantage. Comparative rental yield analysis requires normalising for acquisition price, lease remaining, tenant profile stability, and furnishing standards; 414 Commonwealth Avenue West's institutional-tenant focus and all-inclusive service model command yield premiums relative to generic family-occupied HDB lettings, partially offsetting the valuation discount versus freehold private residential alternatives.

Which unit stacks or floor levels at 414 Commonwealth Avenue West offer best value or appreciation potential?

Mid-to-upper floor units (Storeys 10–20 in typical HDB blocks) command 8%–12% price premiums over lower storeys due to reduced ambient noise, improved natural ventilation, and perceived prestige, though rental yields equalise after accounting for the higher acquisition price. Lower-to-mid floor units (Storeys 4–8) often represent better value on a yield basis, generating equivalent rental income at lower purchase prices and therefore supporting higher percentage returns. Corner units and those with additional natural light or balcony access typically price 5%–8% above identical interior units, reflecting tenant preference but not always justifying the premium relative to rental demand (which equates values more strictly). For investor-occupants prioritising yield over lifestyle, lower-mid storeys with interior configurations and acceptable light exposure offer optimal value. Owner-occupiers and residential upgraders typically favour higher floors and corner positioning despite lower yield metrics, reflecting personal utility preferences. Prospective buyers should compare psf pricing across the entire stack range before committing, as outlier premiums sometimes exist for specific storeys due to local factors (lift access, common area views, heritage considerations).

What future supply pipeline exists in the Clementi and West Coast district that could affect 414 Commonwealth Avenue West's demand outlook?

The West Coast region, including Clementi, is designated for continued institutional and mixed-use intensification, with NUS campus expansions and A*STAR research facility upgrades creating ongoing employment and student population growth. New HDB launches in the Clementi precinct and neighbouring estates (e.g., Pasir Ris, Bukit Gombak expansion zones) will incrementally increase housing supply over the next 5–10 years, potentially moderating rental growth rates for furnished lettings. Conversely, institutional expansion acts as a long-term demand anchor offsetting generic supply growth; NUS postgraduate enrolment targets and A*STAR researcher headcount projections suggest robust occupant demand persisting through the medium term. Private residential completions in the West Coast zone (e.g., upcoming condo launches in Clementi or adjacent precincts) will fragment the furnished rental market and create pricing pressure on HDB lettings by offering superior lease terms and finishes to price-sensitive professionals. Investors should monitor URA masterplan updates and MND strategic housing announcements to gauge supply trajectory; developments reducing transport asymmetries (e.g., new MRT extensions, bus rapid transit upgrades) could improve alternative locations' attractiveness, indirectly pressuring Clementi demand. Medium-term (5–10 year) rental yields are likely to compress modestly as supply normalises, though institutional anchors should prevent rapid demand deterioration.

Hdb Flat At Commonwealth Avenue West — From S$1,200