Type

Units

Min Area

Price Range

Other

150 sqft

S$800/mo – S$1,000/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$800 to S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160 on this acquisition.
Located 8 min (660 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.

338 Clementi Avenue 2: HDB Living in an Established West Singapore Community

338 Clementi Avenue 2 represents a compelling option within the mature HDB landscape of Clementi, one of Singapore's most established and well-serviced residential neighbourhoods. Located on Clementi Avenue 2, this development sits within a precinct characterised by strong institutional presence, community stability, and excellent transport connectivity. The proximity to Clementi MRT Station, situated approximately 660 metres away on the East-West Line, positions residents within an eight-minute walk of a major interchange serving commuters across the island.

The Clementi area has long been regarded as a desirable residential destination, combining the accessibility of a mature estate with the character of a neighbourhood that has evolved thoughtfully over decades. The presence of established shopping facilities, food courts, and recreational spaces reflects the comprehensive amenities development that characterises this zone. For those seeking a property that balances convenience, community infrastructure, and transport access, 338 Clementi Avenue 2 occupies a strategic position within this residential landscape.

Transport Connectivity and Commute Advantages

The eight-minute walk to Clementi MRT Station represents a significant advantage for daily commuters and those prioritising convenient travel options. The East-West Line serves as one of Singapore's primary transport corridors, providing direct connections to the Central Business District, the airport, and numerous employment and leisure destinations across the western and eastern zones. This level of MRT accessibility typically supports property demand across multiple buyer segments, from young professionals to upgraders seeking to reduce commute times.

Beyond the MRT, the location benefits from Clementi's comprehensive bus network, which provides additional flexibility for varied commute patterns and destinations not served directly by the East-West Line. Local road connectivity is well-established, facilitating access to nearby expressways including the Pan-Island Expressway and the Ayer Rajah Expressway, making this a practical choice for those who balance public transport use with private vehicle ownership.

Neighbourhood Character and Amenities

Clementi's development over the past four decades has resulted in a neighbourhood offering a complete spectrum of everyday conveniences. The Clementi Shopping Centre, located within close proximity, houses retail outlets, dining establishments, and service providers that cater to residents' daily requirements. Educational institutions, including primary and secondary schools, are well-distributed throughout the area, supporting families with school-age children.

The neighbourhood also encompasses recreational facilities and green spaces that contribute to quality of life beyond the immediate residential setting. Community centres serve as focal points for organised activities, sports programmes, and social gatherings, reflecting the inclusive community infrastructure that characterises this mature estate. These elements combine to create an environment where residents benefit from both practical convenience and social connection.

Investment and Buyer Profile Considerations

Properties at 338 Clementi Avenue 2 appeal to a diverse range of buyer profiles, each with distinct priorities and investment horizons. First-time buyers often find HDB flats in this location attractive due to the balance of affordability, established community infrastructure, and straightforward financing options through the Housing and Development Board schemes. The stability of the Clementi neighbourhood, combined with reliable transport access, typically supports steady demand and measured capital appreciation over medium to long-term holding periods.

Upgraders transitioning from smaller units or relocating from other districts are drawn to properties in this area for similar reasons: mature estate amenities, proven neighbourhood sustainability, and the practical advantage of MRT proximity. Investors evaluating HDB flats as part of a diversified property portfolio often consider this location for its rental demand characteristics, supported by the resident profile and transport connectivity that attracts tenants across multiple income bands.

Downsizers and empty-nesters seeking to reduce property maintenance and simplify living arrangements frequently view HDB flats in established neighbourhoods like Clementi as practical alternatives to larger landed properties. The community-oriented infrastructure and maintenance model of HDB developments appeals to those prioritising convenience and reduced administrative burden in their later residential phase.

Lease Tenure and Long-Term Value Considerations

As an HDB flat, the property operates under a defined lease structure specific to the Housing and Development Board's tenure model. Prospective buyers should familiarise themselves with the implications of lease decay on long-term value, particularly as the property ages. HDB policy has evolved over time to address lease decay concerns, and various schemes exist to support residents navigating the later stages of lease lifecycles.

The resale value trajectory of HDB flats in mature estates like Clementi is influenced by both market demand factors and lease duration. Buyers should evaluate purchase timing in relation to their own long-term residential plans and exit timelines. The neighbourhood's established status and reliable transport connectivity historically support resilience in the HDB resale market, though lease-related considerations remain material for any long-term investment decision.

Market Context and Competitive Positioning

The HDB market in Clementi operates within a broader West Singapore residential context that includes both established public housing estates and newer developments in neighbouring zones. Pricing within this development reflects the balance of locality amenities, transport access, and property characteristics relative to competing options throughout the west-central corridor. Buyers evaluating this property typically benchmark against comparable units in Clementi and nearby neighbourhoods including Bukit Merah and the greater Clementi region.

The presence of established infrastructure and long-standing community character often translates to steady demand in the HDB resale market, supporting price stability across varied market cycles. Transaction volumes in this area typically reflect the size of the resident cohort and the ongoing cycle of family transitions, downsizing decisions, and investor portfolio adjustments that characterise the broader HDB market.

338 Clementi Avenue 2 represents an accessible entry point into established Singapore residential living, leveraging the neighbourhood's proven infrastructure, community services, and transport connectivity to support both residential and investment objectives across multiple buyer segments.

Frequently Asked Questions

What is the estimated rental yield for an investment purchase at 338 Clementi Avenue 2?

Rental yields on HDB flats in established Clementi typically range between 3% and 4% gross annual return, depending on unit size, condition, and specific floor level or stack positioning. The proximity to Clementi MRT Station supports consistent tenant demand from young professionals, small families, and relocating workers seeking accessible West Singapore accommodation. Yield calculations should factor in HDB-imposed rent limits, ongoing management fees, and periodic maintenance costs; prospective investor-landlords are encouraged to model scenarios using current comparable rental transactions in the Clementi area rather than relying on historical benchmarks, as rental markets evolve based on supply dynamics and resident demographics.

How does the price per square foot at 338 Clementi Avenue 2 compare to recent HDB transactions in Clementi?

HDB pricing in Clementi has remained relatively stable in comparison to nearby zones, with recent transactions typically ranging between S$4,500 and S$6,500 per square foot depending on unit type, floor level, and lease remaining. The specific price positioning of 338 Clementi Avenue 2 should be benchmarked against recent resale transactions of comparable unit types and similar lease durations listed on the HDB Resale Portal. Market conditions in the West Singapore HDB segment shift periodically based on MRT service reliability, estate upgrading programmes, and broader interest rate movements affecting borrowing capacity; buyers are advised to review transaction history over the preceding 12 months to establish current market rate rather than relying on older datasets.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 338 Clementi Avenue 2 as a second residential property?

A Singapore Citizen purchasing 338 Clementi Avenue 2 as a second residential property is subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, applied in addition to the standard Buyer's Stamp Duty and other conveyancing costs. This 20% ABSD represents a material cost addition that prospective second-property buyers must factor into their total acquisition budget and funding plan. Whilst HDB purchases may qualify for concessional or exempted ABSD treatment under specific circumstances (such as downsizing to a smaller HDB flat or replacing a previous HDB ownership), most second-property HDB acquisitions attract the full 20% ABSD rate; buyers should seek independent professional tax advice to confirm their specific eligibility and obligations.

What is the lease decay impact on resale value at 338 Clementi Avenue 2, and how should I factor this into my purchase decision?

As an HDB property, the lease duration materially affects long-term resale value; properties in the final 30 years of lease term typically experience accelerated value erosion as financial institutions restrict loan-to-value ratios and end-user buyers become more cautious about expiring leases. The Housing and Development Board has implemented schemes such as the Lease Buyback Scheme and lease top-up programmes to address this concern, though these require proactive engagement and may not apply uniformly across all situations. Buyers purchasing 338 Clementi Avenue 2 should confirm the exact lease remaining, model the property's trajectory across their intended holding period, and evaluate whether family circumstances or life-stage transitions might necessitate a sale before significant lease decay occurs; this is particularly relevant for investors with capital growth targets, as lease erosion will compress both annual yields and exit valuations.

How does proximity to Clementi MRT Station affect demand and capital appreciation for properties at 338 Clementi Avenue 2?

MRT proximity is a primary demand driver for HDB properties across Singapore, and the eight-minute walk to Clementi Station on the East-West Line positions this development advantageously relative to non-MRT-adjacent alternatives in the surrounding area. Properties within walking distance of functional MRT stations typically command premium pricing and demonstrate more resilient resale demand across varied market cycles; the East-West Line's role as a primary transport corridor reinforces this advantage. Historical evidence suggests that MRT-proximate HDB properties in mature estates appreciate at rates roughly aligned with inflation plus modest growth, though precise capital appreciation varies with unit type, broader housing supply changes, and macroeconomic conditions; buyers should not assume dramatic capital gains but rather view MRT accessibility as a stabilising factor supporting steady demand and reduced risk of structural value loss.

Which buyer profiles are best suited to purchasing at 338 Clementi Avenue 2, and why?

First-time buyers benefit from Clementi's established infrastructure, straightforward HDB financing options, and community maturity, making this an accessible entry point into property ownership without the complexity of younger estates with uncertain price trajectories. Upgraders transitioning from studio or one-bedroom units find the neighbourhood's proven amenities and MRT connectivity attractive for family-stage transitions, whilst downsizers simplify property management within a community framework that handles maintenance and security. Investors seeking stable, lower-volatility HDB exposure with consistent rental demand appreciate the location's demographic stability and transport-driven tenant appeal; longer-term buy-and-hold investors often favour mature estates over new-build developments where price discovery remains uncertain. Finally, expatriate workers on multi-year postings and relocating professionals value the neighbourhood's established English-language amenities, education facilities, and predictable cost of living compared to rapid-growth zones.

What are the TDSR implications and financing headroom for a typical purchase at 338 Clementi Avenue 2?

The Total Debt Servicing Ratio (TDSR) ceiling of 55% (for HDB concessional loans) or 60% (for conventional bank financing) means that a purchaser's total monthly debt obligations—including the HDB mortgage, credit cards, car loans, and other liabilities—must not exceed these thresholds. For a property at 338 Clementi Avenue 2 priced in the mid-range of current market offerings, a buyer with stable employment income and minimal existing debt typically qualifies for financing covering 80% to 90% of the purchase price through HDB schemes or bank mortgages. Buyers should stress-test their personal TDSR by obtaining a pre-qualification letter and calculating their actual servicing headroom at prevailing interest rates; those with existing property loans or substantial consumer debt will face tighter financing parameters and should model various purchase prices to confirm affordability before committing to negotiations.

How do competing HDB developments near Clementi compare to 338 Clementi Avenue 2 in terms of amenities and value?

Nearby HDB estates including Bukit Merah, Commonwealth, and the broader West Singapore cluster offer varying combinations of MRT proximity, amenity density, and lease status that create a competitive landscape for buyers evaluating alternatives. Bukit Merah properties may offer marginally steeper pricing due to different MRT distances and estate age; Commonwealth and Tiong Bahru bring alternative character and connectivity but serve different commute patterns and lifestyle preferences. Price comparisons across these zones should account for differences in remaining lease duration, specific MRT station access, and proximity to major employment or education anchors; 338 Clementi Avenue 2's value proposition is best evaluated in direct comparison to recent Clementi resale transactions rather than broader West Singapore benchmarks, as intra-neighbourhood consistency in infrastructure and transport typically yields tighter pricing bands.

Are there specific unit stacks, floor levels, or configurations that offer superior value or investment returns at 338 Clementi Avenue 2?

Lower-floor units (typically floors 1–5) in HDB blocks often trade at a modest discount to mid-range floors due to perceived privacy and security concerns; however, they may appeal to buyers with mobility limitations or those prioritising reduced elevator dependency. Mid-range floors (floors 6–15) typically command the highest demand and pricing, as they balance adequate ventilation, natural light, and psychological distance from ground-level foot traffic. Higher floors (floors 16 and above) attract price premiums in some configurations but may face longer elevator wait times and slightly reduced air circulation in tropical climates. Unit stack positioning—end units, corner units, or those with enhanced street-facing views—can create pricing variations of 5% to 10% above comparable interior units, though rental demand typically does not distinguish meaningfully between these configurations; buyers should prioritise personal preference and long-term livability over speculative premium-floor positioning, as price differentials rarely translate to proportional rental or resale advantages.

What is the future supply pipeline for HDB developments in the Clementi district, and how might this affect long-term demand?

Clementi is a mature, fully developed HDB estate with limited scope for large-scale new public housing construction within the immediate precinct; most future housing supply in the surrounding West Singapore region is likely to come from en-bloc redevelopment of aging estates, private housing projects in adjacent zones, or strategic infill development within constrained spaces. The Housing and Development Board's longer-term planning suggests that Clementi will remain a stable, stable estate rather than experience significant supply influx; this scarcity of new competing units historically supports relative price resilience in the resale market compared to newer growth estates. Buyers should monitor Government announcements regarding estate upgrading programmes, infrastructure investments, and any en-bloc activity affecting nearby properties, as these can shift neighbourhood desirability and pricing; however, the structural absence of large new HDB supply directly competing with 338 Clementi Avenue 2 represents a stabilising factor for long-term value retention.

Hdb Flat At 338 Clementi Avenue 2 — From S$800