Type

Units

Min Area

Price Range

Other

100 sqft

S$1,100/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 10 min (810 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.

209A Clementi Avenue 6: A Mature HDB Estate Near the West Coast Corridor

209A Clementi Avenue 6 represents an opportunity to acquire residential space within one of Singapore's more established HDB precincts. Located in the Clementi area of District 5, this address sits within a mature residential neighbourhood that has developed steadily over several decades. The estate benefits from thoughtful urban planning that has created a stable, family-oriented community with consistent demand from both owner-occupiers and investors seeking long-term capital stability.

The property's proximity to Clementi MRT Station (EW23) on the East-West Line is one of its defining locational advantages. At approximately 10 minutes' walk or 810 metres away, the station provides direct connectivity to central business districts, cultural venues, and educational institutions across the island. This accessibility has historically underpinned the estate's appeal, particularly for working professionals and families who prioritise commute efficiency. The East-West Line itself passes through key economic nodes including Tanjong Pagar, Raffles Place, and extends towards Changi, making it strategically valuable for those whose employment or lifestyle activities span multiple districts.

Neighbourhood Character and Community Facilities

The Clementi precinct has matured into a self-contained residential ecosystem with substantial commercial and recreational infrastructure. Within the immediate vicinity, residents have access to a network of retail outlets, food courts, and supermarkets that serve daily needs without requiring distant travel. The area has historically attracted families due to the presence of quality schools at primary and secondary levels, and proximity to sports facilities including swimming complexes and community centres operated by the Singapore National Youth Council and grassroots organisations.

The estate's flat topography and established road network make it navigable by bicycle and on foot, supporting a lifestyle that many residents value. Neighbourhood parks and open spaces provide recreation grounds for young children and adults alike, contributing to the area's family-friendly reputation. Over time, successive rounds of estate upgrading have refreshed common areas, improved safety through enhanced lighting, and maintained the visual appearance of the neighbourhood.

Market Position and Buyer Profile Alignment

Properties within this development appeal to a broad range of buyer demographics. First-time homebuyers entering the HDB market often regard this estate as accessible, given its stable pricing trajectory and strong fundamentals. The location's maturity means that property values have typically appreciated in line with broader HDB market trends, rather than experiencing dramatic speculative swings. Upgraders—those seeking to move from smaller to larger units or from mature estates to newer launches—frequently consider this precinct when weighing cost versus convenience and established neighbourhood character.

Investors purchasing HDB flats as a second residential property should be aware that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% for Singapore Citizens acquiring a second property. This means that purchase costs will be materially higher than for owner-occupiers, and the investment case must account for this duty in the overall acquisition cost and projected cash-on-cash returns. The rental yield profile of HDB units in Clementi has historically reflected moderate gross yields, typically ranging between 3% and 5% depending on unit configuration and market cycle, though investors should conduct current comparables analysis to verify precise rental rates.

Connectivity and Transport-Oriented Value

The East-West Line's position as one of Singapore's busiest and longest-serving mass rapid transit corridors has given Clementi a stable, transport-oriented identity. Properties within walking distance of MRT stations consistently command a valuation premium relative to estates further from transit nodes. This transport connectivity also provides downside protection: even if a household's employment location changes, the ability to reach most employment zones within 30 to 45 minutes by public transport mitigates location risk. Over multi-year holding periods, this accessibility tends to support capital appreciation and rental demand stability.

The station's integration into the broader regional transport plan means that future service enhancements or frequency increases would likely benefit properties in the immediate catchment area. Conversely, the mature nature of the East-West Line infrastructure suggests that major service disruptions are unlikely, providing a degree of certainty for long-term planning.

Lease Duration and Long-Term Value Implications

As an HDB property, the unit at this address operates under the Housing and Development Board's leasehold tenure framework. Most HDB flats are granted on 99-year or 999-year leases. The lease duration of a specific unit should be verified during the purchasing process, as it materially affects both financing eligibility and long-term resale value. Banks typically begin to tighten lending criteria when a lease falls below 70 years, and properties with remaining tenures below 50 years may face significantly reduced marketability and valuation. Prospective purchasers should obtain the full lease information from the seller's solicitor and factor any potential future lease decay into their investment horizon and exit strategy.

Comparison to Adjacent HDB Estates and Pricing

The Clementi area contains several HDB blocks spanning multiple decades of construction. Estates built in the 1980s and 1990s typically trade at lower absolute prices per square foot than newer launches in the same district or neighbouring areas like Bukit Merah or West Coast. However, price per square foot must be contextualised against factors including flat type, remaining lease tenure, renovation condition, and specific unit orientation. Recent comparable transactions in the immediate vicinity should be reviewed to establish current market pricing, as HDB values fluctuate in line with both external economic cycles and estate-specific factors such as upgrading announcements or demographic shifts.

Competing estates within 1 to 2 kilometres may offer comparable connectivity and community facilities, but often at differing price points. Detailed comparison of recent transaction prices, unit sizes, and condition will help buyers calibrate their offer and understand whether this particular block represents market value or represents relative premium or discount positioning.

Financing and Debt Serviceability Considerations

Buyers financing an HDB purchase must satisfy Debt-To-Service Ratio (TDSR) criteria set by the Monetary Authority of Singapore. At typical price points for this development, most first-time buyers purchasing their first residential property will find that conventional housing loans provide sufficient headroom for serviceability. However, buyers with existing debt obligations (personal loans, car financing, credit card balances) or those purchasing as a second property should carefully model their debt serviceability to ensure loan approval and sufficient cash buffer post-purchase.

Second property purchasers should remember that ABSD at 20% materially increases cash outlay and must be factored into financing calculations. A property requiring 70% loan-to-value financing will still leave the buyer responsible for 30% cash down payment plus ABSD, potentially totalling 50% or more of the purchase price when combined.

District Supply Pipeline and Future Growth

District 5, within which Clementi sits, has experienced steady infill development rather than wholesale redevelopment in recent years. The presence of mature HDB estates, landed housing, and established commercial nodes suggests that significant new residential supply is unlikely in the immediate vicinity. This supply-demand balance has historically supported steady appreciation, though not explosive capital gains. The nearby Jurong Lake District has undergone some mixed-use master-planning, but the Clementi estate itself remains primarily residential, limiting speculative development activity.

Long-term, the district's transport links and established character position it as a stable, non-cyclical segment of the HDB market. Buyers seeking capital appreciation driven by new infrastructure or estate rejuvenation should monitor HDB's estate upgrading programmes, but should not expect the transformational capital gains sometimes seen in estates undergoing major redevelopment or town centre renewal.

Current Market Considerations

Properties listed within this development reflect ongoing turnover and household mobility typical of mature estates. Prospective buyers should view multiple available units to understand the range of orientations, renovations, and floor levels available. Units on higher floors typically command modest premiums, while corner units with additional windows may appeal to those seeking natural light and ventilation. Ground and lower-floor units sometimes offer advantages for families with young children or mobility considerations, though privacy and noise considerations may differ.

The current listed price reflects the present market cycle and specific unit characteristics. Serious enquiries should establish comparable recent transactions in the same block or estate to inform negotiation strategy and ensure competitive bidding.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 209A Clementi Avenue 6 as an investment property?

HDB rental yields in the Clementi area have historically ranged between 3% and 5% gross per annum, depending on unit type, size, lease tenure, and renovation condition. To calculate precise yield for this development, divide the estimated monthly rental by the total acquisition cost (including the 20% ABSD payable by second-property buyers). A typical 4-room HDB flat in this estate might command rental income between S$2,500 and S$3,200 per month, though current market conditions and competition from nearby estates require direct rental comparables research. Investors should also account for property tax, maintenance fees, and allowance for vacancy periods when modelling net yield.

How does the price per square foot at 209A Clementi Avenue 6 compare to recent transactions in the same area?

Recent HDB transaction data for the Clementi precinct shows variation based on lease tenure, renovation status, and specific block location. Estates in this zone typically trade between S$5,500 and S$7,500 per square foot, though blocks with newer major upgrading work or superior MRT connectivity may command premiums. To establish a precise comparison for this address, you should obtain recent comparable sales data from the HDB resale market or property databases for identical or near-identical blocks within 500 metres. Price per square foot analysis should control for flat type (2, 3, 4, or 5 room), remaining lease duration, and whether the unit has been recently renovated or requires upgrading.

As a second-property buyer, what Additional Buyer's Stamp Duty (ABSD) will I pay on this HDB purchase?

Singapore Citizens purchasing a second residential property are subject to ABSD at 20% of the purchase price. For example, a property purchased for S$600,000 would incur ABSD of S$120,000. This duty is payable upfront at the time of purchase and must be factored into your total acquisition cost alongside legal fees, survey fees, and the property's cash down payment. The ABSD significantly increases the effective cost of acquisition and must be carefully modelled into your investment returns calculation. Financing institutions will typically allow you to borrow against 70% to 80% of the property value, meaning you will need to fund the ABSD from your own cash reserves, making this a material consideration in purchase affordability.

What lease decay risks exist for this HDB property, and how will diminishing lease tenure affect resale value?

The lease tenure of your specific unit must be verified from the HDB resale documentation, as this directly impacts long-term value and financing eligibility. Most HDB leases are either 99 or 999 years. If the lease is 99 years from date of original grant, the property will gradually decline in value as the remaining lease approaches 70 years, at which point bank financing becomes heavily restricted. Properties with leases below 50 years typically experience significant valuation compression and become difficult to sell. You should obtain the exact lease commencement date and calculate the remaining tenure; a property with 60 years remaining lease may be challengingly financed and could face resale difficulties within 10 to 15 years. This consideration is essential for establishing your intended holding period and exit strategy.

How does proximity to Clementi MRT Station (EW23) affect demand, capital appreciation, and long-term value at this location?

The 10-minute walk (approximately 810 metres) to Clementi MRT Station on the East-West Line is a major value driver for this estate. Properties within direct MRT catchment zones typically appreciate faster than comparable units further from transit, particularly over 10-year periods. The East-West Line serves multiple key employment nodes (Raffles Place, Tanjong Pagar, Changi), making this location attractive to working professionals and families prioritising commute time. If future enhancements increase service frequency or if regional connectivity improves via the Jurong Region Line or other initiatives, properties in this catchment would likely benefit. Conversely, the long-established nature of the East-West Line means that service reliability is predictable, reducing speculative risk. Buyers should expect steady, inflation-matched appreciation rather than dramatic gains, supported by transport-led demand stability.

Which buyer profiles are best suited to properties at 209A Clementi Avenue 6?

First-time homebuyers benefit from this estate's mature character, established community infrastructure, and stable pricing trajectory. The location is accessible via public transport, making it suitable for young professionals. Upgraders moving from smaller to larger units or seeking a more established neighbourhood find the Clementi area attractive due to its rental stability and family-friendly reputation. High-net-worth individuals seeking steady cash flow or capital preservation may view HDB investments here as lower-volatility vehicles compared to private residential properties. Owner-occupiers with employment in the East-West corridor (Jurong, West Coast, CBD) find the location optimally positioned. Investors with strict TDSR constraints or those seeking inflation-indexed returns may find HDB pricing and yields more accessible than private properties, though ABSD at 20% for second properties must be carefully assessed.

What are the TDSR implications and financing headroom at typical price points for this development?

TDSR regulations limit total monthly debt obligations to 60% of gross monthly income. At a typical HDB price range of S$550,000 to S$750,000 in this estate, first-time buyer financing typically requires loan-to-value ratios of 70% to 80%, leaving 20% to 30% as down payment. For a S$650,000 property, this implies S$130,000 to S$195,000 cash outlay plus approximately S$650 to S$900 monthly mortgage. Applicants with gross monthly income exceeding S$8,000 will typically satisfy TDSR on a single income. Second property buyers must include ABSD in their cash outlay (20% of purchase price), materially reducing available financing and requiring higher cash reserves. Anyone with existing debt (car loans, personal loans, credit card balances) must factor these into TDSR calculations, potentially reducing maximum borrowing capacity.

How does this HDB estate compare to nearby competing developments in terms of value and appeal?

Adjacent estates in Clementi and neighbouring areas (Bukit Merah, West Coast, Jurong) offer similar amenities but at varying price points reflecting lease tenure, renovation status, and specific MRT accessibility. Properties further from transit nodes typically trade at discounts of 5% to 15%. Newer estates or those with recently completed major upgrading may command premiums due to refreshed common areas and modern infrastructure. West Coast estates, whilst slightly further, benefit from newer HDB stock and may appeal to younger buyers prioritising modern design. Bukit Merah properties, lying closer to central Singapore, may attract those with CBD employment but command higher per-square-foot pricing. Direct comparison should examine recent transaction data for identical flat types (2, 3, 4 room) within a 1.5-kilometre radius to establish market value for this specific location relative to alternatives.

Which unit stacks or floor levels at this development offer the best value for money?

Mid-range floor levels (7th to 15th storey) typically offer the best balance of premium to value, commanding modest increases over ground-floor units whilst avoiding the cost premiums of highest floors. Units on higher floors (18th to 25th storey) may command 3% to 8% premiums due to enhanced views and reduced noise from street-level traffic; these suit families prioritising natural light and quietness but may inflate financing costs relative to yield potential for investors. Corner units and units with east or west-facing orientations often command premiums due to better cross-ventilation and natural light, though west-facing units may experience heat gain in afternoons. Ground and low-level units (1st to 3rd storey) may present value opportunities for buyers unconcerned with views, though privacy and noise considerations may apply. Careful review of unit plans, orientation diagrams, and pricing data will reveal which stack represents genuine value versus premium-for-aesthetics.

What is the future supply pipeline for HDB estates in District 5, and could new launches affect this property's value?

District 5, encompassing Clementi, Bukit Merah, and west-coast areas, has seen limited major new HDB launches in recent years, with the HDB's new supply increasingly focused on western and northern growth areas (Punggol, Sengkang, Sembawang). The Clementi estate itself is now over 30 years old and unlikely to be subject to wholesale redevelopment, reducing speculative supply risk. The Jurong Lake District development may generate some new housing supply in adjacent precincts over the next 5 to 10 years, but this is unlikely to directly depress Clementi values given the distinct geographic separation. Long-term, supply constraints in central-west Singapore suggest that mature estates like Clementi will retain steady demand from households seeking established neighbourhoods over new launches in peripheral areas. Buyers should not anticipate explosive capital gains from estate rejuvenation, but may expect stable, inflation-matched appreciation driven by steady transport-oriented demand and limited new supply.

Hdb Flat At 209A Clementi Avenue 6 — From S$1,100