An $896,000 flat shows Clementi runs two 3-room markets

A 3-room flat at Clementi Peaks has sold for $896,000, the highest price on record for the flat type in Clementi. Five other 3-room flats in the town sold for $450,000 or less in the same month. Which number matters to you depends on which Clementi you are buying into.

The block’s first sale set the town record

HDB resale records show a 71 sqm unit at Block 464B Clementi Avenue 1, part of the Clementi Peaks development, changed hands for $896,000 in August 2026. The flat sits between the 34th and 36th storeys of the 40-storey block and carries about 96 years of remaining lease. That works out to roughly $1,172 per square foot, territory usually associated with central-area flats.

The previous Clementi high for a resale 3-room was $840,000, paid in October 2024 for a unit at Block 440A Clementi Avenue 3. The new record clears it by $56,000.

Two details sharpen the picture. Clementi Peaks was completed in 2022, per HDB’s property records, so the flat is only about four years old. And this is the first resale HDB has recorded in the entire 330-unit block: its earliest owners have only just become eligible to sell. The block’s opening trade went straight to the top of the town’s price table.

The five highest 3-room resale prices recorded in Clementi since 2017. Until this sale, the whole top of the table belonged to the newer 40-storey blocks along Clementi Avenue 3. Source: HDB resale transaction data via data.gov.sg.

The rest of that top five sits in the newer high-rise cluster along Clementi Avenue 3, in Blocks 440A, 440B and 441B, which crossed their own minimum occupation periods a few years earlier. Clementi Peaks has now joined the same club from a different corner of the town.

Same town, same flat type, half the price

August’s other 3-room transactions in Clementi tell a different story. The next highest was $730,000, for a unit on the 40th to 42nd storeys at Block 311B Clementi Avenue 4, with about 87 years of lease left. After that, prices fall off a cliff: $450,000, $415,000, $411,000, $388,000 and $375,000, all in blocks with roughly 52 to 53 years remaining.

Every Clementi 3-room resale registered in August 2026, by remaining lease. Source: HDB resale transaction data via data.gov.sg.

Over the past 12 months, the median 3-room resale price in Clementi works out to $430,000 across 207 transactions. The record sits $466,000 above its own town’s median. A buyer could nearly purchase two median Clementi 3-rooms for the price of the one at Clementi Peaks.

The divider is not location within the town. The $375,000 flat at Clementi West Street 1 and the record-setter are a short drive apart. What separates them is age and lease: a four-year-old flat with 96 years to run, against blocks from the 1970s with barely half their lease left.

What the buyer was paying for

The record price bundles several premiums into one flat. A near-full 99-year lease means no lease-decay discount for generations, and none of the CPF and financing restrictions that start to bite on much older flats. The 34th to 36th storey band puts the unit near the top of one of the town’s tallest blocks. The block also sits close to Clementi MRT station and the town centre.

There is a market-structure reason for the number too. When a block’s first resale prints at $896,000, every later seller among its 152 3-room units prices from that reference point. Early transactions in a newly eligible block tend to become the anchor for the ones that follow, and this anchor has been set high.

Some caution is in order. One sale is one data point, and supply of young 3-room flats in Clementi is thin: a handful reach the market in any month. Thin markets print sharp numbers, and the town’s median has moved nothing like the headline.

What this means for you

• Sellers in newly eligible Clementi blocks now have an anchor price. Expect buyers to know it too, and to push back hardest on units without the record’s high floor and near-full lease.
• Buying on a $450,000 budget? Most Clementi 3-rooms still trade near the $430,000 median. What that money buys is a lease in the low 50s, so check how the remaining years fit your age, your CPF usage and your resale horizon before committing.
• An $896,000 budget also buys 4-room space in many towns, including parts of the west. Weigh whether the newest block in a mature town beats more room nearby before paying record money for 71 sqm.
• Treat the record as evidence of what the newest, highest, longest-lease flats can fetch. The rest of the town still trades on its own maths.