Prices · Clementi · Clementi Avenue 1 · D05 Pasir Panjang
Block 425 Clementi Avenue 1
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What this block is
| Address | Block 425 Clementi Avenue 1, Clementi, Singapore 119425 |
| Flat types here | 4-room, 5-room — on the evidence of 64 sales since May 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,076 sq ft, 5-room about 1,259 sq ft (1,076 to 1,259 sq ft across the block) |
| Lease | 99 years from 2013, expiring 2112 — 86 years left |
| Floors that have sold | 4 to 42, so the block stands at least 42 storeys |
| Flat models | Improved, Model A |
| Town and district | Clementi, district 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) |
| Compare it with | the rest of Clementi Avenue 1, 5-room flats across Clementi |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,885 for every month of the 86 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $326,510 |
| Mortgage interest over 25 years | $370,544 |
| Running costs over the remaining lease | $371,520 |
| Total over the lease | $1,945,324 |
| Monthly while repaying | $4,518 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just six sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $736,944 | $623,000–$1,050,000 | 1,076 sq ft | 687 | 24 |
| 5-room | $958,000 | $780,000–$1,285,000 | 1,259 sq ft | 758 | 40 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 04 to 06 | $940,000 | 787 psf | 6 |
| 07 to 09 | $825,000 | 667 psf | 10 |
| 10 to 12 | $870,000 | 740 psf | 7 |
| 13 to 15 | $920,000 | 756 psf | 9 |
| 16 to 18 | $948,000 | 786 psf | 7 |
| 19 to 21 | $803,000 | 679 psf | 5 |
| 22 to 24 | $880,000 | 723 psf | 3 |
| 25 to 27 | $809,844 | 684 psf | 2 |
| 28 to 30 | $1,053,333 | 904 psf | 4 |
| 31 to 33 | $1,020,000 | 839 psf | 5 |
| 34 to 36 | $924,000 | 743 psf | 4 |
| 37 to 39 | $965,000 | 760 psf | 1 |
| 40 to 42 | $905,000 | 744 psf | 1 |
Year by year
| 2017 | $767,500 | 672 psf | six sales |
| 2018 | $728,500 | 665 psf | 10 sales |
| 2019 | $800,000 | 685 psf | seven sales |
| 2020 | $882,500 | 683 psf | four sales |
| 2021 | $738,888 | 686 psf | five sales |
| 2022 | $957,500 | 748 psf | four sales |
| 2023 | $956,000 | 789 psf | seven sales |
| 2024 | $1,033,333 | 861 psf | eight sales |
| 2025 | $1,056,000 | 905 psf | eight sales |
| 2026 | $1,188,000 | 935 psf | five sales |
64 transactions in all, from May 2017 to Sept 2026. The flat models recorded here are Improved, Model A.