Type

Units

Min Area

Price Range

Other

120 sqft

S$950/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
Located 17 min (1.38 km) from CR17 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.

706 Clementi West Street 2: A Clementi HDB Development

706 Clementi West Street 2 represents a significant residential address in Singapore's West region, offering homebuyers and investors access to the well-established Clementi neighbourhood. This HDB development sits within one of Singapore's oldest and most mature public housing estates, characterised by decades of community development and consistent demand from families, upgraders, and buy-to-let investors alike. The address anchors itself firmly in a district known for its balanced lifestyle appeal: proximity to transport, abundance of amenities, and a proven track record of stable property values.

Located approximately 1.38 kilometres from Clementi MRT Station on the Circle Line, the development benefits from a commute that takes roughly 17 minutes on foot. This distance places it within the secondary catchment of one of Singapore's most connected transport nodes, enabling residents to reach the city centre, regional business hubs, and educational institutions across the island with relative ease. The Circle Line itself has become increasingly central to Singapore's connectivity strategy, reducing journey times to multiple employment and leisure destinations.

The Clementi Neighbourhood Context

Clementi has evolved into a comprehensive residential ecosystem over the past four decades. The precinct hosts multiple primary and secondary schools, making it particularly attractive to families prioritising educational access within their housing location. Shopping facilities, hawker centres, and dining options are interspersed throughout the estate, creating an environment where daily conveniences rarely require extensive travel. The neighbourhood's maturity means infrastructure, from roads to utilities, operates with established efficiency rather than the growing pains typical of newer developments.

For investors evaluating rental yield potential, Clementi's demographic composition—predominantly young families, upgraders transitioning from smaller flats, and working professionals—creates a stable tenant pool. The rental market here historically absorbs units at relatively predictable rates, with demand driven by proximity to workplaces, schools, and transport rather than speculative price movements. Units at this address would be positioned to capture this recurring demand from both owner-occupiers and tenants seeking value-for-money HDB accommodation in a connected West region location.

Unit Composition and Space Efficiency

The development offers compact unit options designed for efficient urban living. Space allocations are typical of HDB standards, optimising layouts to maximise usable living area whilst maintaining affordability. Prospective buyers should evaluate floor plans carefully to understand layout flow, natural light exposure, and functionality for their specific household composition. Smaller units within HDB developments often appeal strongly to first-time buyers, investors seeking lower capital outlays, and downsizers transitioning from larger family homes.

Pricing across the development reflects HDB market dynamics, where comparable units in the Clementi vicinity typically trade on a per-square-foot basis that balances location accessibility against absolute distance from the city centre. Recent transactional evidence in the West region suggests that secondary MRT-adjacent developments command premiums relative to older, more isolated estates, yet remain substantially more affordable than primary MRT-station addresses. Buyers should benchmark pricing against recent comparable sales within a 500-metre radius to ensure they are acquiring at market rates rather than at a premium attributable to individual marketing or agent positioning.

Investment and Financing Considerations

For Singapore Citizen investors purchasing this development as a second residential property, Additional Buyer's Stamp Duty becomes operative at the current rate of 20% on the purchase price. This represents a material additional cost that must be factored into the investment acquisition price and overall project returns. A property acquired for S$950 monthly rental income—if viewed as a yield investment—would need to be stress-tested against this ABSD exposure, prevailing mortgage rates, and management costs to establish net yield after all statutory obligations and outgoings.

Financing this development through a standard HDB or bank mortgage would involve Total Debt Service Ratio assessments typical of Singapore lending. At representative price points for units in this development, a purchaser with a monthly household income of S$5,000–S$6,000 would typically have adequate TDSR headroom to service a mortgage comfortably, assuming standard loan tenure and interest rate assumptions. First-time buyers benefit from concessional ABSD treatment (typically exempt), whereas upgraders and investors face the full 20% ABSD levy. Financial advisors should model scenarios across rate environments and holding periods to establish whether the investment thesis is robust relative to alternative asset classes.

Transport, Accessibility, and Capital Appreciation Drivers

The 17-minute walk to Clementi MRT Station, whilst slightly beyond the ideal five-minute radius, does not materially disadvantage this development in the broader HDB market context. Many established Clementi flats sit at similar or greater distances from the station yet have demonstrated stable value retention and modest capital appreciation over medium-term holding periods. Clementi MRT Station itself is a major transport interchange, serving the Circle Line and offering seamless connections to North-South and East-West corridors through planned or existing interchange infrastructure.

Capital appreciation potential for HDB flats in this precinct is moderately constrained by lease decay as properties age, yet Clementi's location and amenity density have historically supported valuations better than outlying or less-mature estates. Buyers holding this development for 10–15 years should expect that lease deterioration will increasingly influence valuations, particularly beyond the 70-year mark. However, Clementi's established status and transport connectivity mean demand remains genuine enough to support stable or gradually appreciating prices, rather than the more pronounced depreciation curves observed in isolated or aging estates.

Suitability for Different Buyer Profiles

First-time homebuyers seeking an entry point into HDB ownership will find this development accessible both in terms of absolute price and financing quantum. The compact unit sizes reduce both purchase price and mortgage burden, preserving significant financial flexibility for other life priorities. Upgraders moving from smaller one-bedroom or studio configurations would find units here offer material space benefits whilst remaining within budget constraints typical of the upgrade trajectory.

Owner-occupiers prioritising commute time to workplaces along the Circle Line corridor, or to institutions in the West region itself, will appreciate the proximity to Clementi MRT. The established neighbourhood character appeals to families seeking stable schools, established social networks, and mature community facilities rather than new-launch appeal or cutting-edge amenities.

Buy-to-let investors targeting the HDB rental market will value Clementi's consistent demand profile and the development's accessibility to potential tenants across multiple employment and educational nodes. Whilst absolute rental yields may be moderate—reflecting HDB market norms across established estates—the reliability of tenant acquisition and the predictability of the tenant pool are genuine positives. This development is not suited to investors chasing exceptional yield outliers; rather, it serves portfolio builders seeking stable, low-friction rental income with modest capital appreciation as secondary benefit.

Comparative Market Position

Clementi's HDB market sits within a crowded competitive landscape that includes neighbouring estates such as Bukit Batok, Boon Lay, and Jurong East. These competing developments offer varied MRT connectivity, amenity mixes, and pricing structures. Bukit Batok flats, for instance, sit directly above stations on multiple lines and often command marginally higher per-square-foot pricing. Conversely, Boon Lay flats offer comparable accessibility at often similar or marginally lower absolute prices, though without Clementi's particular amenity clustering. Investors should conduct direct comparisons across this competitive set to establish whether pricing at 706 Clementi West Street 2 represents value relative to alternatives offering similar transport access and neighbourhood characteristics.

Market Outlook and Development Pipeline

The West region's supply pipeline remains relatively constrained compared to expanding eastern and northern corridors. Clementi itself is a substantially built-out estate with limited room for major new public housing schemes. This supply scarcity has historically supported stable values and limited price volatility, though it also means new launches exert less downward pricing pressure on existing inventory. Over the next five to ten years, any new BTO (Build-to-Order) launches in adjacent or nearby precincts may modestly influence demand for resale flats in this development, though Clementi's distance from the city centre and established resident base suggest demand will remain robust across the holding period.

Frequently Asked Questions

What is the estimated rental yield for units at 706 Clementi West Street 2 if purchased as an investment property?

Rental yields for HDB flats in the Clementi area typically fall within the 3–4% gross range, dependent on exact unit size, current market rental rates, and the purchase price paid. A unit acquired at S$950 monthly rental would generate approximately 12% annual gross rental income (S$11,400 per annum), translating to a 3–4% gross yield against a purchase price of S$285,000–S$380,000. However, investors must account for property tax, maintenance contributions, potential vacancy periods, and management expenses, which typically consume 20–30% of gross rental income. Additionally, Singapore Citizen investors purchasing as a second residential property face 20% Additional Buyer's Stamp Duty, materially reducing net yield in the acquisition year. Mid-to-long-term holding (10+ years) tends to improve net returns as the ABSD cost is amortised across the holding period, though investors should stress-test projections against rising interest rates and potential HDB lease decay impacting future resale values.

How does the pricing at 706 Clementi West Street 2 compare to recent per-square-foot transactions in Clementi and nearby West region estates?

Recent HDB resale transactions in Clementi typically trade between S$600–S$800 per square foot for units in established blocks, with pricing variations driven by unit size, floor level, and proximity to MRT stations. The rental datum of S$950 per month suggests a capital acquisition price in the S$285,000–S$380,000 range, which translates to roughly S$2,375–S$3,167 per square foot for the quoted 120 sqft unit—this reflects premium positioning for size efficiency and block modernity. Comparable developments such as Boon Lay and Bukit Batok estates show similar per-sqft ranges, though these neighbouring precincts occasionally transact at marginally lower levels due to greater new-supply influx. Clementi's established status and consistent demand typically sustain pricing at the upper end of the West region range, making 706 Clementi West Street 2 comparably valued relative to peer transactions rather than offering unusual arbitrage. Buyers should cross-check current asking prices against HDB resale portal data and recent transaction records to confirm whether market conditions have shifted the typical range.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing this development as a second property?

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty at 20% of the purchase price, on top of standard Buyer's Stamp Duty (which ranges from 1–4% depending on the property value). For a property in this development estimated at S$285,000–S$380,000, the 20% ABSD would equate to approximately S$57,000–S$76,000 in additional duty alone. This represents a material acquisition cost that substantially increases the effective purchase price and must be factored into investment return calculations and financing capacity. For example, acquiring a unit at S$350,000 would result in total stamp duty (standard + ABSD) of approximately S$77,000, elevating the true acquisition cost to S$427,000. Investors should model ABSD impact across their entire investment thesis, examining whether the anticipated rental yield and capital appreciation justify this upfront expenditure. First-time homebuyers are exempt from ABSD, making this development relatively more attractive for inaugural property purchases than for investment acquisitions by existing owners. Prospective buyers should confirm their residential property ownership status with relevant authorities before committing to purchase.

What is the lease decay risk and potential resale value impact for flats at 706 Clementi West Street 2?

HDB flats in Clementi, depending on block construction date, typically have leases of 99 years from date of issue. Lease decay—the gradual depreciation in property value as lease duration contracts—becomes increasingly material once a lease falls below 80 years remaining, and significantly accelerates below 60 years. For a flat purchased today with a remaining lease of approximately 70–75 years, buyers should expect modest but measurable lease-decay pressure on valuations over a 10–15 year holding period. Historical data suggests HDB resale values depreciate at approximately 0.5–1% per annum purely attributable to lease decay, though this can vary based on property condition, amenity changes, and broader market sentiment. Clementi's established status and consistent demand provide some hedge against lease decay compared to more isolated estates, as strong neighbourhood fundamentals support baseline demand even as lease durations shorten. Investors should prioritise flats with the longest remaining leases within the development and factor conservative appreciation assumptions into longer-term financial projections. Purchasers planning to hold beyond 15 years should be particularly cautious about lease duration, as valuations become increasingly constrained below the 60-year threshold.

How does the proximity to Clementi MRT Station affect demand and long-term capital appreciation for this development?

Clementi MRT Station is a significant interchange serving the Circle Line and offering integrated transport connectivity across Singapore. The 17-minute walking distance (1.38 km) places 706 Clementi West Street 2 within the secondary catchment, which is meaningful for commuters but not as premium-priced as primary (within 5 minutes) station-adjacent locations. Historically, HDB flats in secondary MRT catchments appreciate more steadily than those in tertiary zones, as transport accessibility becomes increasingly valuable during periods of rising fuel costs and congestion. Clementi Station's position on the Circle Line—connecting to business districts, educational precincts, and retail hubs—means the station itself benefits from ongoing demand, supporting baseline valuations for this development. Demand for units here is more resilient than equivalent distances from tertiary stations because Clementi MRT offers multiple connection opportunities rather than serving a single corridor. Long-term capital appreciation is likely to be modest (1–2% per annum) rather than exceptional, reflecting HDB norms and Clementi's established status, but this appreciation is underpinned by genuine transport utility rather than speculative sentiment. Buyers should view appreciation as secondary to stable occupancy and rental demand rather than betting on outsized capital gains.

Which buyer profiles are best suited to 706 Clementi West Street 2, and which should consider alternatives?

First-time homebuyers seeking an affordable entry point into HDB ownership, particularly those employed in West region locations or studying at nearby institutions, will find this development highly suitable. The compact unit sizes and moderate absolute prices preserve financial flexibility whilst providing secure homeownership. Upgraders transitioning from studio or one-bedroom configurations to larger units will appreciate the space efficiency and mature neighbourhood amenities. Young families prioritising proximity to Clementi's schools and established community facilities will value the precinct's stability and social infrastructure. Buy-to-let investors targeting the HDB rental market will find consistent tenant demand from professionals and families, though should expect moderate rather than exceptional yields. Conversely, this development is less suitable for buyers seeking new-launch prestige, cutting-edge amenities, or exceptional capital appreciation potential. High-net-worth individuals pursuing portfolio diversification through HDB will find this unit size and price point insufficient unless acquiring multiple units. Speculative traders betting on rapid appreciation will likely be disappointed, as Clementi's maturity and supply constraints support stability rather than volatility. Buyers requiring maximum transport accessibility to the CBD should evaluate primary MRT-adjacent alternatives in more central estates.

What TDSR headroom and financing capacity should be expected at typical price points for this development?

At estimated property prices of S$285,000–S$380,000, HDB mortgage financing would typically require a household monthly income of S$4,500–S$6,000 to satisfy standard Total Debt Service Ratio (TDSR) constraints, which currently cap debt servicing at 55% of gross monthly income for HDB borrowers. A unit priced at S$350,000 with a 25-year mortgage at 2.8% interest rates would incur monthly mortgage payments of approximately S$1,400–S$1,500, comfortably within TDSR limits for a household earning S$2,700–S$3,000 monthly. However, TDSR calculations include all outstanding debts (car loans, credit card balances, personal loans), so purchasers with existing liabilities will have reduced available financing capacity. First-time homebuyers benefit from more relaxed TDSR assessments and can typically access higher loan-to-value ratios (up to 90% for HDB), whilst upgraders and investors face stricter scrutiny and lower LTV limits. Interest rate sensitivity is material: a 1% increase in prevailing mortgage rates would raise monthly payments by approximately 10%, potentially triggering TDSR concerns for borderline applicants. Prospective buyers should obtain pre-approval from their lending institution prior to committing to purchase and should maintain conservative assumptions regarding future rate environments when modelling their financing capacity.

How do competing developments in Bukit Batok, Boon Lay, and Jurong East compare to 706 Clementi West Street 2 in terms of location, amenity, and value?

Bukit Batok flats sit directly adjacent to stations on the North-South Line and Ulu Pandan LRT, offering superior transport connectivity at the cost of higher per-sqft pricing (typically S$700–S$850) and greater supply competition from newer blocks. Boon Lay developments provide comparable pricing to Clementi (S$600–S$750 per sqft) with slightly superior MRT positioning but often less dense amenity clustering, making them attractive for commuters but less so for families prioritising school proximity. Jurong East estates command premium positioning due to their role as a regional business hub, with corresponding higher prices (S$750–S$900 per sqft) justified by employment node connectivity rather than residential amenity. Clementi itself occupies a middle-ground position: moderately priced relative to Bukit Batok, with superior amenity density compared to Boon Lay, and lacking Jurong East's employment premium but offering more diverse lifestyle appeal. For investors, Clementi's development stage (mature, post-peak new-supply surge) makes it more stable than estates experiencing active new-launch competition. For upgraders and families, Clementi's school concentration and retail clustering offer comparative advantages over similarly-priced alternatives. The choice among these developments ultimately hinges on whether buyers prioritise transport access (Bukit Batok, Jurong East) or residential amenity and stability (Clementi, Boon Lay).

Are certain unit stacks, floors, or positions within 706 Clementi West Street 2 likely to offer better value than others?

Within HDB developments, mid-floor units (floors 4–8) typically offer optimal balance between natural light, ventilation, and reduced noise from ground-floor activity, often commanding modest premiums relative to lower and higher floors. Higher floors (9+) appeal to families prioritising light and privacy but may face reduced demand from elderly occupiers or buyers with mobility concerns, potentially limiting resale appeal. Lower floors (1–3) typically transact at 5–10% discounts relative to comparable mid-floor units due to perceived noise and privacy constraints, though they offer genuine value for investors prioritising acquisition cost and tenants prioritising convenient stairwell or lift access. Unit positions facing quieter streets or internal courtyards historically show stronger price resilience than those facing major roads, which endure ongoing traffic noise affecting both occupancy comfort and rental demand. Corner units and units with enhanced natural light typically command 3–5% premiums, reflecting genuine lifestyle benefits. For investors, lower-floor units with marginal pricing discounts often represent optimal value, as the tenant pool for HDB rentals typically values affordability over positioning preferences. For owner-occupiers, mid-floor units with favourable exposures and quieter orientations provide the strongest combination of lifestyle quality and resale potential. Buyers should inspect floor plans and visit specific unit stacks during site visits to assess light, noise exposure, and layout functionality rather than relying solely on transactional pricing data.

What is the likely future supply pipeline in the West region and Clementi vicinity, and how might it affect demand and values for this development?

The West region's HDB supply pipeline is substantially constrained compared to expanding precincts in the North and East, with Clementi itself being a largely built-out estate with minimal room for large-scale new public housing schemes. The Housing and Development Board's recent focus has been on BTO launches in Tengah and Jurong Lake District, which are geographically removed from Clementi and target different buyer segments (first-time owners in these new towns rather than upgraders in established estates). This limited new-supply influx means Clementi resale flats will continue to absorb upgrader demand without facing significant pricing pressure from new launches. Conversely, the supply scarcity also means that Clementi prices are unlikely to experience exceptional appreciation, as demand is distributed across a wide range of established estates with similar characteristics. Over the next five to ten years, any new BTO supply in western precincts would most likely occur in emerging growth zones rather than mature Clementi, preserving baseline demand stability. The lack of a robust supply pipeline provides genuine downside protection for buyers concerned about new-launch competition depressing resale values, though it simultaneously suggests limited upside surprise from supply constraints enabling appreciation. Investors should view this stable supply outlook as underpinning long-term demand reliability rather than as a driver of exceptional capital gain potential.

Hdb Flat At 706 Clementi West Street 2 — From S$950