{"id":87678,"date":"2025-07-20T10:28:56","date_gmt":"2025-07-20T02:28:56","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=87678"},"modified":"2025-07-20T10:28:56","modified_gmt":"2025-07-20T02:28:56","slug":"clementi-4-room-ath-july","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/clementi-4-room-ath-july\/","title":{"rendered":"Just MOP-ed Clementi 4-room flat records ATH at S$1.28M, seller could have earned S$800K profit"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\r\n<p><span style=\"font-weight: 400;\">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 <a href=\"https:\/\/www.99.co\/singapore\/neighbourhoods\/clementi\" target=\"_blank\" rel=\"noopener\">Clementi<\/a> \u2013 and given the project\u2019s appeal, it may not be the last.<\/span><\/p>\r\n\r\n\r\n\r\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\">\r\n<h3>Table of contents<\/h3>\r\n<ul>\r\n<li><a href=\"#h-the-s-1-28m-ath-unit-is-from-clementi-crest\" data-level=\"2\">The S$1.28M ATH unit is from Clementi Crest<\/a><\/li>\r\n<li><a href=\"#h-seller-could-have-netted-over-s-800k-in-gains\" data-level=\"2\">Seller could have netted over S$800K in gains<\/a><\/li>\r\n<li><a href=\"#h-what-s-clementi-crest-s-location-like\" data-level=\"2\">What\u2019s Clementi Crest\u2019s location like?<\/a><\/li>\r\n<li><a href=\"#h-this-is-the-first-project-in-clementi-to-cross-s-1-2m-for-a-4-room-flat\" data-level=\"2\">This is the first project in Clementi to cross S$1.2M for a 4-room flat<\/a><\/li>\r\n<li><a href=\"#h-but-there-s-a-silver-lining\" data-level=\"2\">But there\u2019s a silver lining<\/a><\/li>\r\n<\/ul>\r\n<\/div>\r\n\r\n\r\n\r\n<h2 id=\"h-the-s-1-28m-ath-unit-is-from-clementi-crest\" class=\"wp-block-heading\"><b>The S$1.28M ATH unit is from Clementi Crest<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This record-breaking unit is located at \u00a0Block 445B of <\/span><a href=\"https:\/\/www.99.co\/singapore\/hdb\/clementi-crest-deMJK3xehHSFwXySS7EpsTB\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Clementi Crest<\/span><\/a><span style=\"font-weight: 400;\">, along Clementi Avenue 3. Spanning at about 1,001 sqft, the S$1.28 million unit sold for S$1,278 psf.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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<\/span><span style=\"font-weight: 400;\"> \u2013 something increasingly sought after in the HDB resale market.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Clementi Crest\u2019s lease started in 2021, meaning it has only recently reached its\u00a0 <\/span><a href=\"https:\/\/www.99.co\/singapore\/insider\/property-jargon-of-the-day-minimum-occupation-period-mop\/\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Minimum Occupation Period (MOP)<\/span><\/a><span style=\"font-weight: 400;\">. As such, the flat still has a healthy remaining lease of 94 years and 11 months.<\/span><\/p>\r\n<p style=\"border: 2px solid black; padding: 10px;\"><strong><em>If any of these MOP-approaching homes belong to you and you\u2019re unsure about your next property move, don\u2019t hesitate to\u00a0<a href=\"https:\/\/www.99.co\/singapore\/seller-concierge\/?utm_source=insider+articles\" target=\"_blank\" rel=\"noopener nofollow external noreferrer\" data-wpel-link=\"external\">book a FREE consultation with our 99 advisors today<\/a>!<\/em><\/strong><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-seller-could-have-netted-over-s-800k-in-gains\" class=\"wp-block-heading\"><b>Seller could have netted over S$800K in gains<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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\u2019s a staggering increase of about 167.78% from the initial purchase price.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">That said, it\u2019s important to view this estimate with some caution. Costs like agent commissions, legal fees, and other miscellaneous expenses could reduce the seller\u2019s final take-home profit.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Also worth noting is that\u00a0<a href=\"https:\/\/www.99.co\/singapore\/property-value-tool#:~:text=What%20is%2099%20Property%20Value,%2C%20upgrading%20or%20re%2Dfinancing.\" target=\"_blank\" rel=\"noreferrer noopener\">99.co\u2019s Property Value Tool<\/a>\u00a0places 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 <a href=\"https:\/\/www.99.co\/singapore\/insider\/cash-over-valuation-cov-hdb\/\" target=\"_blank\" rel=\"noreferrer noopener\" data-wpel-link=\"internal\">Cash Over Valuation (COV)<\/a>. So while the transaction price is recorded at S$1.28 million, it does not necessarily reflect the actual value of the property.\u00a0<\/span><\/p>\r\n<p style=\"border: 2px solid black; padding: 10px;\"><em><strong>Curious if your home could be a million-dollar resale? Check its value in under a minute with\u00a0<a href=\"https:\/\/www.99.co\/singapore\/property-value-tool\" target=\"_blank\" rel=\"noreferrer noopener nofollow external\" data-wpel-link=\"external\">99.co\u2019s Property Value Tool.<\/a><\/strong><\/em><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-what-s-clementi-crest-s-location-like\" class=\"wp-block-heading\"><b>What\u2019s Clementi Crest\u2019s location like?<\/b><\/h2>\r\n\r\n\r\n\r\n<p><iframe loading=\"lazy\" style=\"border: 0;\" src=\"https:\/\/www.google.com\/maps\/embed?pb=!1m18!1m12!1m3!1d3801.796483268211!2d103.76144247473785!3d1.3134115986741248!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x31da1a8de4c4289b%3A0xbdbab3d01b5879a5!2s445b%20Clementi%20Ave%203%2C%20Singapore%20122445!5e1!3m2!1sen!2smy!4v1752849932313!5m2!1sen!2smy\" width=\"600\" height=\"450\" allowfullscreen=\"allowfullscreen\"><\/iframe><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Not every project can justify an all-time high price tag \u2013 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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Just a 4-minute walk from <a href=\"https:\/\/www.99.co\/singapore\/sale\/mrts\/clementi\" target=\"_blank\" rel=\"noreferrer noopener\">Clementi MRT station<\/a>, 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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Public transport options don\u2019t stop there. Clementi Bus Interchange is located close by, giving residents a wide range of bus connections.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Within just a minute\u2019s walk, you\u2019ll reach the lively Clementi Market and Hawker Centre \u2013 perfect for daily meals or weekend treats. If you&#8217;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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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:<\/span><\/p>\r\n\r\n\r\n\r\n<ol class=\"wp-block-list\">\r\n<li><span style=\"font-weight: 400;\">Clementi Primary School<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Nan Hua Primary School<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Pei Tong Primary School<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Qifa Primary School<\/span><\/li>\r\n<\/ol>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Clementi Crest is also within 1km of NUS High School and Clementi Town Secondary School \u2013 adding further appeal for families with older children.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">For recreational activities, the Clementi ActiveSG Sports Centre, with a swimming pool, is\u00a0 only a 3-minute walk away. A bit further out, you\u2019ll also find an ActiveSG stadium.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-this-is-the-first-project-in-clementi-to-cross-s-1-2m-for-a-4-room-flat\" class=\"wp-block-heading\"><b>This is the first project in Clementi to cross S$1.2M for a 4-room flat<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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\u2014not just once, but twice.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Here are the three 4-room transactions from Clementi Crest this year, arranged from the most to least expensive:<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-table\">\r\n<table class=\"has-fixed-layout\">\r\n<tbody>\r\n<tr>\r\n<td><b>Date<\/b><\/td>\r\n<td><b>Block<\/b><\/td>\r\n<td><b>Floor<\/b><\/td>\r\n<td><b>Size (sqft)<\/b><\/td>\r\n<td><b>Price<\/b><\/td>\r\n<td><b>Price (psf)<\/b><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">07\/2025<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">445B<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">34\u201336<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">1,001<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1.28M<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1,278<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">07\/2025<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">445A<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">22\u201324<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">1,001<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1.207M<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1,205<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">06\/2025<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">445A<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">28\u201330<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">1,001<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1.18M<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">S$1,178<\/span><\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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\u2019s even more notable is how its prices compare to the rest of the town.<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-87687\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/07\/clementi-4-room-ath-july-clementi-crest-price-growth.png\" alt=\"a graph representing the price growth for 4-room hdb resales in Clementi Crest\" \/><\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Clementi\u2019s average 4-room resale price currently sits at around S$813 psf. In contrast, Clementi Crest\u2019s average based on these three transactions is about S$1,220 psf \u2013 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%.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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 <a href=\"https:\/\/www.99.co\/singapore\/hdb\/clementi-towers-demKjmRWFysgr75Q2F2MsUUi\" target=\"_blank\" rel=\"noreferrer noopener\">Clementi Towers<\/a>, which <a href=\"https:\/\/www.99.co\/singapore\/insider\/clementi-4-room-hdb-resale\/\" target=\"_blank\" rel=\"noreferrer noopener\">sold for S$1.16M in May 2025<\/a>. Just two months later, a Clementi Crest unit sold for S$1.28M, a S$120K jump or roughly 10.3% more.<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-87686\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/07\/clementi-4-room-ath-july-5-year-price-growth.png\" alt=\"a graph representing the price growth for 4-room hdb resales in Clementi \" \/><\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Now, it\u2019s 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\u2019s 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.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">There weren\u2019t any MOP projects in Clementi last year, and there aren\u2019t any lined up for next year either. With limited new supply, demand has helped push prices up \u2013 especially for newer, well-located flats like Clementi Crest.<\/span><\/p>\r\n<p style=\"border: 2px solid black; padding: 10px;\"><em><strong>Looking for more HDB flats that MOP-ed recently besides Clementi Crest? Check out our article here: <a href=\"https:\/\/www.99.co\/singapore\/insider\/hdb-bto-mop-2025-2026-near-mrt-lrt-stations\/\" target=\"_blank\" rel=\"noreferrer noopener\" data-wpel-link=\"internal\">HDB BTO MOP 2025 &amp; 2026 \u2013 Best picks within a 10-minute walk to MRT &amp; LRT stations<\/a><\/strong><\/em><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-but-there-s-a-silver-lining\" class=\"wp-block-heading\"><b>But there\u2019s a silver lining<\/b><\/h2>\r\n\r\n\r\n\r\n<figure class=\"wp-block-image alignnone size-full wp-image-87665\"><img decoding=\"async\" width=\"1200\" height=\"900\" class=\"wp-image-87665\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2025\/07\/july-bto-2025-shorter-wait-time-clementi-bukit-panjang-clementi-emerald.jpg\" alt=\"artist impression of clementi emerald, a july bto 2025 with shorter wait time\" \/>\r\n<figcaption class=\"wp-element-caption\">Image credit: HDB<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">If you\u2019re house-hunting in Clementi, you don\u2019t have to wait years for a newly MOP-ed resale flat \u2013 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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Here\u2019s what we know so far about the upcoming launch:<\/span><\/p>\r\n\r\n\r\n\r\n<p><b>Clementi Emerald<\/b><\/p>\r\n\r\n\r\n\r\n<ul class=\"wp-block-list\">\r\n<li><span style=\"font-weight: 400;\">Total units: 753<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Estimated waiting time: 34 months (about 2 years and 10 months)<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Location perks:<\/span>\r\n<ul class=\"wp-block-list\">\r\n<li><span style=\"font-weight: 400;\">Situated right next to the newly redeveloped Clementi Polyclinic<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Close to Clementi Primary School and Clementi Town Secondary Schoo<\/span>l<\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Within walking distance to Clementi MRT station<\/span><\/li>\r\n<\/ul>\r\n<\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Planned amenities:<\/span>\r\n<ul class=\"wp-block-list\">\r\n<li><span style=\"font-weight: 400;\">Eating house<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Minimart<\/span><\/li>\r\n\r\n\r\n\r\n<li><span style=\"font-weight: 400;\">Preschool<\/span><\/li>\r\n<\/ul>\r\n<\/li>\r\n<\/ul>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This project is expected to see strong interest \u2013 and for good reason. There hasn\u2019t been a BTO launch in Clementi since 2017, and the town\u2019s 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.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">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%.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This Clementi launch is one of two projects with a shorter waiting time \u2013 the other being in <a href=\"https:\/\/www.99.co\/singapore\/neighbourhoods\/bukit-panjang\" target=\"_blank\" rel=\"noopener\">Bukit Panjang<\/a>. Both form part of a wider July 2025 launch of approximately 5,500 BTO flats.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">HDB is also rolling out over 4,600 units under the <a href=\"https:\/\/www.99.co\/singapore\/insider\/sale-of-balance-flats-hdb\/\" target=\"_blank\" rel=\"noreferrer noopener\">Sale of Balance Flats (SBF)<\/a> 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.\u00a0<\/span><\/p>\r\n<h5 id=\"h-interested-in-more-all-time-high-ath-covers-head-on-over-here\" class=\"wp-block-heading\"><strong>Interested in more All-Time High (ATH) covers?\u00a0<a href=\"https:\/\/www.99.co\/singapore\/insider\/tag\/ath\/\" target=\"_blank\" rel=\"noreferrer noopener\" data-wpel-link=\"internal\">Head on over here<\/a>!\u00a0<\/strong><\/h5>\r\n","protected":false},"excerpt":{"rendered":"<p>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 \u2013 and given the project\u2019s appeal, it may not be the last. The S$1.28M ATH unit is&hellip;<\/p>\n","protected":false},"author":141,"featured_media":87682,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53631,53643,57131],"tags":[58996,58351,59482,58357,58463],"persona":[57127],"class_list":{"2":"type-post","16":"entry","17":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Just MOP-ed Clementi 4-room flat records ATH at S$1.28M, seller could have earned S$800K profit - 99.co<\/title>\n<meta name=\"description\" content=\"This S$1.28M sale in Clementi Crest now holds the title of the most expensive 4-room flat ever sold in Clementi. 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