Just MOP-ed Clementi 4-room flat records ATH at S$1.28M, seller could have earned S$800K profit

Having just reached its MOP earlier this year, this development is already making a strong impression in the HDB resale market. This recent sale now holds the title of the most expensive 4-room flat ever sold in Clementi – and given the project’s appeal, it may not be the last.

The S$1.28M ATH unit is from Clementi Crest

This record-breaking unit is located at  Block 445B of Clementi Crest, along Clementi Avenue 3. Spanning at about 1,001 sqft, the S$1.28 million unit sold for S$1,278 psf.

Situated between the 34th and 36th floors, the unit is on the higher end of the 40-storey development, offering unblocked views of its surroundings – something increasingly sought after in the HDB resale market.

Clementi Crest’s lease started in 2021, meaning it has only recently reached its  Minimum Occupation Period (MOP). As such, the flat still has a healthy remaining lease of 94 years and 11 months.

If any of these MOP-approaching homes belong to you and you’re unsure about your next property move, don’t hesitate to book a FREE consultation with our 99 advisors today!

Seller could have netted over S$800K in gains

Excluding grants during its BTO launch, the original price of a 4-room flat at Clementi Crest may have started from around S$478,000. With the recent transaction hitting S$1.28 million, the seller could have potentially gained around S$802,000 in profit. That’s a staggering increase of about 167.78% from the initial purchase price.

That said, it’s important to view this estimate with some caution. Costs like agent commissions, legal fees, and other miscellaneous expenses could reduce the seller’s final take-home profit.

Also worth noting is that 99.co’s Property Value Tool places the estimated market value of this particular unit at around S$1.24 million. This means the buyer likely paid about S$40,000 in Cash Over Valuation (COV). So while the transaction price is recorded at S$1.28 million, it does not necessarily reflect the actual value of the property. 

Curious if your home could be a million-dollar resale? Check its value in under a minute with 99.co’s Property Value Tool.

What’s Clementi Crest’s location like?

Not every project can justify an all-time high price tag – but in the case of this S$1.28M flat at Clementi Crest, its location certainly helps make the case. When it comes to everyday convenience and accessibility, this development checks nearly every box.

Just a 4-minute walk from Clementi MRT station, Clementi Crest offers seamless access to the East-West Line and the upcoming Cross Island Line. In fact, West Coast MRT (CR18), which is part of the Cross Island Line and set to open by 2032, is only around 770 metres away. Dover MRT (EW22) is also within reach, about 1.6 km from the development.

Public transport options don’t stop there. Clementi Bus Interchange is located close by, giving residents a wide range of bus connections. 

Within just a minute’s walk, you’ll reach the lively Clementi Market and Hawker Centre – perfect for daily meals or weekend treats. If you’re in the mood to shop, both Clementi Mall and Grantral Mall @ Clementi are just 3 to 4 minutes away on foot. An NTUC FairPrice is also located roughly 2 minutes away, making grocery runs convenient.

Families will appreciate the educational and childcare options nearby. Within 500 metres, there are six childcare centres and one kindergarten. Four popular primary schools are located within 1km of the development:

1. Clementi Primary School
2. Nan Hua Primary School
3. Pei Tong Primary School
4. Qifa Primary School

Clementi Crest is also within 1km of NUS High School and Clementi Town Secondary School – adding further appeal for families with older children.

For recreational activities, the Clementi ActiveSG Sports Centre, with a swimming pool, is  only a 3-minute walk away. A bit further out, you’ll also find an ActiveSG stadium.

This is the first project in Clementi to cross S$1.2M for a 4-room flat

So far this year, there have been 110 resale transactions for 4-room flats in Clementi. Out of these, 26 units were sold for at least a million dollars. Among them, Clementi Crest stands out as the only project in the estate to have crossed the S$1.2M threshold—not just once, but twice.

Here are the three 4-room transactions from Clementi Crest this year, arranged from the most to least expensive:

Date	Block	Floor	Size (sqft)	Price	Price (psf)
07/2025	445B	34–36	1,001	S$1.28M	S$1,278
07/2025	445A	22–24	1,001	S$1.207M	S$1,205
06/2025	445A	28–30	1,001	S$1.18M	S$1,178

Only two of these sales breached the S$1.2M mark, and both came from Clementi Crest. This alone sets the project apart, but what’s even more notable is how its prices compare to the rest of the town.

Clementi’s average 4-room resale price currently sits at around S$813 psf. In contrast, Clementi Crest’s average based on these three transactions is about S$1,220 psf – a significant 34.01% premium. In just one quarter since its MOP in the tail end of Q2 2025, the average prices for units in Clementi Crest have appreciated by around 5.38%.

To give you more context, the previous all-time high for a 4-room flat in Clementi when excluding Clementi Crest transactions was a unit at Clementi Towers, which sold for S$1.16M in May 2025. Just two months later, a Clementi Crest unit sold for S$1.28M, a S$120K jump or roughly 10.3% more.

Looking at the bigger picture, 4-room flats in Clementi have appreciated by 43.69% over the last five years. That outpaces the 32.16% rise for 5-room units and the 34.25% climb across all resale flat types in the town.

Now, it’s important to note that with only a handful of transactions, these price trends might appear inflated. Still, given the unique supply dynamics in Clementi, it’s not surprising to see prices holding strong. Clementi Crest is the only project in the estate to hit its MOP recently, bringing about 385 potential units back into the resale market. 

There weren’t any MOP projects in Clementi last year, and there aren’t any lined up for next year either. With limited new supply, demand has helped push prices up – especially for newer, well-located flats like Clementi Crest.

Looking for more HDB flats that MOP-ed recently besides Clementi Crest? Check out our article here: HDB BTO MOP 2025 & 2026 – Best picks within a 10-minute walk to MRT & LRT stations

But there’s a silver lining

If you’re house-hunting in Clementi, you don’t have to wait years for a newly MOP-ed resale flat – nor pay sky-high prices for one. This July, HDB is launching a new BTO project in Clementi and it comes with a shorter waiting time of less than 3 years.

Here’s what we know so far about the upcoming launch:

Clementi Emerald

• Total units: 753
• Estimated waiting time: 34 months (about 2 years and 10 months)
• Location perks:
  • Situated right next to the newly redeveloped Clementi Polyclinic
  • Close to Clementi Primary School and Clementi Town Secondary School
  • Within walking distance to Clementi MRT station
• Planned amenities:
  • Eating house
  • Minimart
  • Preschool

This project is expected to see strong interest – and for good reason. There hasn’t been a BTO launch in Clementi since 2017, and the town’s central location near the MRT and town centre makes it especially appealing. Back in 2017, application rates for BTO flats here ranged from 1.9 to 4 times the number of available units, indicating consistent demand.

Analysts also anticipate that Clementi Emerald may fall under the Plus category. If that happens, it could come with a 10-year MOP and a subsidy clawback of around 6% to 9%.

This Clementi launch is one of two projects with a shorter waiting time – the other being in Bukit Panjang. Both form part of a wider July 2025 launch of approximately 5,500 BTO flats.

HDB is also rolling out over 4,600 units under the Sale of Balance Flats (SBF) exercise, which exceeds their earlier promise of 3,000 units. Among these, 1,733 are ready-to-move-in homes, while the rest will be completed in phases. Including the earlier February exercise, the total SBF supply for 2025 will cross 10,000 flats. 

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