Blk 416 Clementi Ave 1
Completed 2012 · 40 storeys · 222 flats · 86 years 05 months remaining · 64 resale transactions on record · median household income in Clementi: $10,500/mo
40 storeys · completed 2012
What the record shows
A 5-room here sold for $1,100,000 in May 2026. The same flat type in this block averaged $890,714 in 2020 - a gain of $209,286 - about $96 a day while the owner slept.
In this block, 5-room flats from floor 27 up have sold for a median of $1,181,444 - $226,444 more than floors 13 and below, same flat type, same block.
This block crosses 60 years remaining in 2052 - the line where CPF usage rules begin tightening for buyers. In Clementi over the last two years, flats below that line sold at a median 42% below their younger neighbours' PSF (741 sales).
Across Clementi, roughly 2,283 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Clementi median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $4,050/mo | $4,050–$4,050 | $3,900/mo | - | 1 |
| 5-ROOM | $4,575/mo | $3,500–$4,900 | $4,200/mo | - | 6 |
Price trend
median PSF by year · ━ this block · ╌ Clementi · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 30 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | 22 to 24 | 118 | $1,100,000 | $866 | 86y 05m |
| May 2026 | 5 ROOM | 34 to 36 | 118 | $1,180,000 | $929 | 86y 05m |
| Apr 2026 | 4 ROOM | 31 to 33 | 100 | $958,888 | $891 | 86y 06m |
| Apr 2026 | 5 ROOM | 31 to 33 | 113 | $1,208,000 | $993 | 86y 05m |
| Mar 2026 | 4 ROOM | 25 to 27 | 99 | $968,000 | $908 | 86y 07m |
| Dec 2025 | 5 ROOM | 16 to 18 | 113 | $1,018,888 | $838 | 86y 10m |
| Aug 2025 | 5 ROOM | 16 to 18 | 117 | $960,000 | $762 | 87y 01m |
| Jul 2025 | 5 ROOM | 40 to 42 | 118 | $1,228,000 | $967 | 87y 02m |
| Apr 2025 | 4 ROOM | 07 to 09 | 100 | $888,000 | $825 | 87y 06m |
| Apr 2025 | 5 ROOM | 37 to 39 | 117 | $1,182,888 | $939 | 87y 06m |
| Mar 2025 | 4 ROOM | 07 to 09 | 100 | $914,888 | $850 | 87y 07m |
| Feb 2025 | 5 ROOM | 34 to 36 | 121 | $1,200,000 | $921 | 87y 08m |
| Jan 2025 | 5 ROOM | 25 to 27 | 113 | $1,200,000 | $987 | 87y 09m |
| Dec 2024 | 4 ROOM | 28 to 30 | 100 | $988,000 | $918 | 87y 11m |
| Nov 2024 | 5 ROOM | 19 to 21 | 118 | $1,155,000 | $909 | 88y |
| Sept 2024 | 5 ROOM | 07 to 09 | 113 | $1,045,000 | $859 | 88y 01m |
| Aug 2024 | 4 ROOM | 31 to 33 | 100 | $958,000 | $890 | 88y 01m |
| Jul 2024 | 5 ROOM | 07 to 09 | 113 | $950,000 | $781 | 88y 03m |
| May 2024 | 5 ROOM | 22 to 24 | 113 | $1,020,000 | $839 | 88y 05m |
| Mar 2024 | 5 ROOM | 13 to 15 | 113 | $1,030,000 | $847 | 88y 06m |
| Mar 2023 | 4 ROOM | 04 to 06 | 100 | $760,000 | $706 | 89y 06m |
| Oct 2022 | 4 ROOM | 13 to 15 | 100 | $805,000 | $748 | 90y 01m |
| Aug 2022 | 4 ROOM | 04 to 06 | 100 | $785,000 | $729 | 90y 02m |
| Jul 2022 | 5 ROOM | 31 to 33 | 121 | $975,000 | $749 | 90y 03m |
| Jul 2022 | 5 ROOM | 10 to 12 | 121 | $955,000 | $733 | 90y 03m |
| Jun 2022 | 5 ROOM | 07 to 09 | 113 | $895,000 | $736 | 90y 03m |
| May 2022 | 4 ROOM | 37 to 39 | 100 | $865,000 | $804 | 90y 05m |
| Mar 2022 | 5 ROOM | 28 to 30 | 113 | $930,000 | $765 | 90y 06m |
| Jan 2022 | 4 ROOM | 19 to 21 | 99 | $796,000 | $747 | 90y 08m |
| Nov 2021 | 5 ROOM | 28 to 30 | 117 | $947,000 | $752 | 90y 11m |
Who lives in Clementi
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $23k below this block · 7 vs 6 sales
built 1977 · 35 fewer lease years than this block
5-room median $68k below this block · 9 vs 12 sales
built 1977 · 35 fewer lease years than this block
5-room median $358k below this block · 3 vs 12 sales
4-room median $34k below this block · 4 vs 6 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.