Type

Units

Min Area

Price Range

Other

200 sqft

S$1,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$280 on this acquisition.

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.

716 Clementi West Street: A Prime HDB Rental Address in District 5

716 Clementi West Street stands as a significant residential offering within Clementi Estate, one of Singapore's most established and mature housing precincts. Positioned in District 5, this HDB development caters to tenants seeking affordable, well-connected accommodation in an area rich with institutional, commercial, and recreational infrastructure. The property attracts a diverse tenant base, from working professionals employed in nearby business parks to students attending the region's colleges and universities.

Location and Transport Connectivity

The development benefits from excellent ground-level transport accessibility. Multiple bus stops operate within a two-to-three-minute walk, providing reliable connectivity across the western zones of Singapore. This frequent bus service makes commuting to employment centres, educational campuses, and leisure destinations straightforward without reliance on private transport. The mature road network and established bus routes ensure that tenants can access the wider island efficiently, supporting consistent occupancy rates and rental demand across the portfolio.

Educational and Employment Ecosystem

The Clementi vicinity is anchored by one of Singapore's densest concentrations of educational and research institutions. Secondary schools such as Kent Ridge are within walking distance, whilst institutions including the National University of Singapore, Ngee Ann Polytechnic, INSEAD, and Singapore Polytechnic position the area as a magnet for students, academics, and researchers. Proximity to these campuses generates sustained tenant demand, particularly among postgraduate students and early-career professionals seeking convenient accommodation close to their institutions.

Beyond education, the development sits within reach of major employment corridors that define the western region's economic importance. Business parks including Mapletree Business Park, One North (Fusionopolis One and Two), and the Science Park cluster offer thousands of jobs across technology, research, and professional services. This concentration of white-collar employment supports rental demand from mid-level to senior professionals seeking residential options near their workplaces.

Neighbourhood Amenities and Lifestyle

Clementi Estate offers comprehensive daily-living convenience. Multiple supermarket options, including Sheng Siong outlets and Cold Storage, are within a six-minute walk, ensuring tenants have easy access to grocery and household essentials. The presence of established retail and F&B establishments across the estate provides dining and shopping variety that appeals to younger professionals and families alike.

Green space is well-represented in the neighbourhood. Marsh Garden and Clementi Woods Park offer recreational opportunities for outdoor activities, exercise, and social gatherings. The inclusion of dedicated facilities such as a dog run within the park system caters to pet-owning tenants, broadening the pool of potential occupants. These amenities support tenant satisfaction and length of stay, directly enhancing the investment case for rental properties in this location.

Market Positioning and Tenant Demographics

Units at 716 Clementi West Street appeal across multiple tenant segments. First-time renters and students benefit from affordability and proximity to education; working professionals value the balance of transport links and mature estate character; and families appreciate the established neighbourhood infrastructure and safety of an older, well-maintained residential precinct. This diversity of appeal provides landlords with flexibility in tenant selection and reduces vacancy risk through consistent underlying demand.

The HDB format itself carries advantages. Rental yields in HDB developments often outperform private condominiums in the same district due to lower purchase prices, broader tenant pools, and lower maintenance costs. For investors seeking stable, long-term cash flow, HDB rentals have proven resilient across market cycles, particularly in well-serviced, mature estates like Clementi.

District 5 Context and Future Development

District 5 encompasses the western residential belt from Bukit Timah through Dover, Clementi, and beyond. As one of Singapore's most established districts, it is characterised by mature estates, established institutions, and a balanced mix of residential, commercial, and educational uses. This established character provides stability; unlike newer districts still undergoing development, District 5 offers predictable amenities, proven transport, and a stable tenant base. The maturity also means that further major development is limited, preserving the character and reducing uncertainty that might depress values or rental demand.

Long-term planning in the region continues to reinforce the economic importance of the surrounding hubs. Buona Vista and One North remain priority innovation zones, and Science Park continues to expand. These macroeconomic anchors ensure sustained employment and tenant demand in the decades to come, supporting rental stability for properties like those at 716 Clementi West Street.

Investment Case and Rental Demand

For investors, the development presents a compelling combination of affordability, diversified tenant demand, and macro stability. The lower entry price of HDB properties compared to private residential options in similar locations means investors can achieve meaningful portfolio diversification or enter the market with capital-efficient deployment. The broad appeal across student, professional, and family demographics reduces concentration risk on any single tenant segment.

Rental demand in Clementi has proven steady through economic cycles. The combination of education, employment, and affordable living ensures a consistent stream of prospective tenants. Properties in the estate have historically maintained strong occupancy, and the development's mature infrastructure reduces the risk of sudden, negative changes to the neighbourhood character that might depress rental appeal.

Conclusion

716 Clementi West Street represents a strategically positioned HDB rental offering within one of Singapore's most established and economically important residential districts. The combination of transport accessibility, proximity to major educational and employment institutions, mature amenities, and broad tenant appeal creates a stable foundation for long-term rental investment. For owner-occupiers, the location offers affordable, well-serviced residential accommodation in a neighbourhood with proven stability and convenience. The development merits serious consideration from both investors and occupiers seeking practical, well-connected housing in District 5.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 716 Clementi West Street?

HDB rental yields in Clementi typically range between 3% and 4.5% annually, depending on the specific unit size, condition, and current rental market rates. The lower purchase price of HDB properties relative to private condominiums in the same district means that gross rental income translates into attractive percentage returns on capital invested. Given the proximity to educational institutions and employment hubs, tenant demand remains consistent, supporting reliable monthly rental income and reducing void periods. Long-term capital appreciation in mature HDB estates is modest compared to private residential, but when combined with steady rental cash flow, the total return can be competitive for conservative investors seeking income stability over capital growth.

How do HDB rental rates at Clementi compare to private properties in nearby areas such as Bukit Timah or Dover?

HDB rentals at Clementi command a significant discount to private condominiums in Bukit Timah and Dover, typically 20% to 35% lower on a per-square-foot basis, whilst still maintaining strong occupancy. This pricing reflects both the HDB format and the maturity of the Clementi Estate. For tenants, the HDB option offers superior value for money, broadening the pool of prospective renters and reducing landlord risk. Private developments in Bukit Timah command premium pricing due to smaller unit sizes, newer finishes, and perceived prestige, but HDB units at Clementi compete effectively by offering larger spaces, established amenities, and proven transport connectivity at substantially lower cost. This cost advantage makes HDB properties attractive to price-sensitive tenant segments such as students, early-career professionals, and families on moderate incomes.

What are the ABSD implications if a Singapore Citizen buys a unit as an investment property?

If a Singapore Citizen purchases a unit at 716 Clementi West Street as a second residential property, they will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. This substantial cost must be factored into the investment thesis and affects the effective cash-on-cash return in the early years of ownership. For example, on a S$300,000 HDB purchase, the ABSD liability would be S$60,000, materially increasing the capital outlay. Investors should model the impact of this 20% ABSD on their required rental income and payback period. However, note that ABSD applies only at purchase; it does not reduce the asset value or future resale price, though it does increase the investor's breakeven point and required holding period to recover the tax cost through rental income.

Is there lease decay risk with HDB properties, and how might this affect resale value over time?

HDB flats at Clementi are leasehold properties, typically with 99-year leases from the point of initial construction. As the lease tenure declines below 60 years, resale prices and rental appeal historically begin to soften due to financing restrictions and buyer concerns about diminishing residual value. However, 716 Clementi West Street, as part of an established 1980s-era estate, still retains substantial lease life and is not yet at the stage where lease decay materially impacts value or rentability. The Housing and Development Board has also implemented the Lease Buyback Scheme, which allows flat owners to sell their flats back to the HDB at a market rate before the lease drops below 30 years, providing a potential exit mechanism. For investors with a 15-to-20-year holding horizon, lease decay is not a primary concern; however, those considering very long-term ownership should monitor the lease tenure and factor potential buyback options into their long-term planning.

How does the proximity to major bus routes but absence of direct MRT impact demand and capital appreciation?

The development's strong bus connectivity provides reliable transport without the premium price or scarcity often associated with MRT-adjacent properties. This positioning actually broadens tenant appeal by keeping rental rates affordable whilst maintaining commute convenience; tenants willing to use bus transport rather than MRT find excellent value at Clementi. For capital appreciation, the lack of MRT adjacency means the property does not command the speculative premium or rapid value growth seen in stations with new or upgraded lines. Instead, the development benefits from steady, predictable demand anchored by institutional proximity rather than transport speculation. Over the long term, the mature bus network and established employment/education anchors provide stable underlying demand without the volatility of areas awaiting new MRT lines. Investors should view this as a stability advantage rather than a growth limitation.

Which buyer and tenant profiles are best suited to 716 Clementi West Street?

The development appeals strongly to several distinct segments. Students attending NUS, Polytechnics, and other nearby institutions form a large tenant base, seeking affordable, well-located accommodation close to campus. Early-career professionals employed in One North, Science Park, and Mapletree Business Park value the commute efficiency and cost-effective housing. Families with school-age children appreciate the proximity to secondary schools and the established, safe neighbourhood character. Investors seeking stable rental income and diversification outside the city core find the combination of low entry price and consistent tenant demand compelling. Owner-occupiers trading down from larger private properties or seeking to reduce housing costs in retirement also find Clementi's affordability and amenities attractive. This broad appeal across investor, student, professional, and family segments reduces concentration risk and supports consistent demand.

What TDSR headroom and financing are typically available for buyers at this price point?

HDB properties at Clementi typically transact in the S$250,000 to S$450,000 range, allowing most first-time buyers to qualify for HDB concessional loans or bank financing without exceeding the Total Debt Servicing Ratio (TDSR) limit of 60%. For an HDB loan at, say, S$350,000, monthly repayments over 25 years would be approximately S$1,400 to S$1,600, leaving most working professionals with comfortable headroom within the TDSR threshold. The affordability of HDB purchases in Clementi means that buyers do not face the financing constraints common in private residential markets, where loan amounts exceed S$800,000. First-time buyers benefit from enhanced HDB loan schemes and grants, further improving affordability. For investors purchasing a second property, the 20% ABSD adds cost but does not directly affect TDSR calculation; however, the increased capital requirement may influence leverage decisions.

How does 716 Clementi West Street compare to competing HDB developments in Dover and Bukit Timah?

Clementi Estate offers a more mature, established character compared to newer Dover precinct developments, with longer-established amenities and proven institutional anchors. Rental rates at Clementi are typically slightly lower than Dover, reflecting Dover's newer status and potentially higher perceived prestige, but Clementi compensates with lower purchase prices and equally reliable tenant demand. Compared to Bukit Timah HDB estates, Clementi units command lower prices but face slightly more competition for premium tenants due to Bukit Timah's association with landed housing and perceived exclusivity. Within District 5, Clementi Estate remains one of the largest and most amenity-rich HDB precincts, offering superior transport density and institutional proximity compared to more remote pockets. For investors seeking established reliability over perceived exclusivity, and for tenants seeking value, Clementi offers a compelling middle ground between the newest supply (Dover) and the prestige addresses (Bukit Timah).

Are there particular unit stacks or floor levels that offer better value at this development?

Lower-floor units (storeys 1–5) often attract premium rental demand from tenants seeking easier access and lower noise exposure, but may command only marginal price premiums in HDB estates due to the regulated pricing structure and standardised design. Mid-floor units (storeys 6–12) typically offer the best balance of value and appeal, avoiding ground-level foot traffic whilst maintaining good natural light and ventilation without the potential heat gain of top floors. Top-floor units may suffer marginally higher cooling costs and occasional water-proofing concerns in tropical climates, but offer superior views and privacy. For investors prioritising rental yield rather than capital appreciation, mid-floor units represent the optimal value point, offering competitive rental rates and tenant appeal without premium pricing. The relatively uniform pricing of HDB units means that value plays are less about stack selection and more about unit size, condition, and individual tenant circumstances.

What is the future supply pipeline for HDB in District 5, and how might this affect long-term values?

District 5 is a mature, fully developed residential zone with limited land availability for new HDB construction. Most new public housing supply in Singapore is directed to growth corridors in the north and east (Punggol, Woodlands expansion, Jurong Lake District). This scarcity of new HDB supply in District 5 supports long-term rental demand and limits downward price pressure from oversupply. The Housing and Development Board's emphasis on estate rejuvenation (upgrading programmes, improved amenities) rather than major new construction suggests that Clementi Estate will continue to serve as a stable, established residential precinct without disruption from competing new developments. Any future infrastructure improvements—such as enhanced bus rapid transit, retail upgrades, or institutional expansions—would likely benefit existing properties at Clementi by reinforcing their value proposition. For long-term investors, the absence of significant future supply pipeline in District 5 provides confidence that rental demand and values will remain supported by the fundamental demand from education, employment, and affordability-seeking tenant segments.

Hdb Flat At 716 Clementi West Street 2 — From S$1,400