Whenever a new BTO project hits its 5-year Minimum Occupation Period (MOP), a very significant milestone is reached. Apart from being eligible to be sold in the resale market, it is also when hefty profits can be realised.
After all, BTOs generally have the highest profit margins when they are first sold, and even though it is possible that they continue appreciating in value over the years, subsequent owners are unlikely to achieve as high a profit margin as the first owners.
And so, it’s always exciting whenever MOPs are crossed—perhaps even more so for BTO projects in popular housing estates, such as Bidadari. For instance, who can forget when a newly-MOPed Bidadari 4-room flat was sold for $1.25M, potentially netting its first owners over $760K in profit?
Well, another newly-MOPed flat has just made headlines. In this case, a 5-room flat in Clementi was sold for $1,458,888, making it the most expensive HDB resale in Clementi.
Most expensive HDB flat in Clementi
Image credit: HDB
As detailed by the HDB, the flat is a 1,216 sqft 5-room unit located at Blk 445B Clementi Avenue 3. It’s situated between the 25th and 27th storeys, which is undoubtedly a high elevation for HDBs, though not the highest for the block (the highest floor is 40 storeys!). And, as we’ve already highlighted, it has just crossed its MOP, with 94 years and 10 months of remaining lease left.
Image credit: Google Maps
The flat belongs to the Clementi Crest project, which was launched in the May 2015 BTO exercise. With 385 units spanning across two twin tower blocks, Clementi Crest was, in fact, the most popular BTO project during its sales exercise.
Just how popular was it? Well, for its 5-room flats in particular, they had an application rate of around 13.1 per unit, meaning over 2,047 applicants were competing for just 156 units! Its 4-room flats were also quite popular, with 8.1 applicants for every flat.
Thus, it’s probably no surprise that many have been keeping a keen eye on it, especially those who missed out on securing a flat here the first time around. Apart from Clementi Crest, there are also other slightly older HDB projects in the area that seem to be quite popular in the market. This popularity has been reflected in the high prices of recent transactions.
Image credit: HDB
Looking at the second most expensive 5-room flat—located at the neighbouring block of 445A—it was sold for $1.388M, which is a considerable $70K+ difference. One might assume the price difference is due to the flats’ elevation (16–18 storeys compared to 25–27 storeys), but other possible factors could include the flat’s orientation and the general condition of the unit itself.
As you can see, sales of 5-room flats in Clementi have been pretty robust. The top few most expensive transactions have largely revolved around the $1.33M–$1.38M range, not just in Clementi Crest (blocks 445A and 445B), but also in Block 312 Clementi Avenue 4, which is not too far away.
Owners would have easily netted over $750K in profit
Image credit: HDB
Of course, one of the notable talking points about this recent $1.459M transaction, apart from it being the most expensive HDB flat in Clementi, is that the sale would have netted its owners a very decent profit.
Back in May 2015, 5-room flats at Clementi Crest were sold at a starting price of around $576,000 before grants, going up to $725,000 for presumably the highest floor unit. It was indeed the priciest BTO project during its launch, and its premium prices could be attributed to its location in Clementi—a popular mature estate where new BTO projects are hard to come by.
If you took the median price of this range ($650K) as a basis for calculation, a $1.459M sale would essentially mean a profit of $800K, not accounting for miscellaneous costs like agent fees. This means the first owners would have netted almost 100% profit in just five years—an impressive feat that most BTO projects can’t achieve.
Why are Clementi flats so popular?
One of the possible reasons for the popularity—and resulting high prices—of these older Clementi flats is the significant changes in the overall HDB market in recent times. In particular, we’re talking about the reclassification of BTOs into the Standard, Plus, and Prime system, along with its accompanying set of sales restrictions.
As seen with Clementi Emerald, which was launched in the July 2025 BTO sales exercise, it was classified as a Prime project. This means it has an MOP of 10 years, as well as a subsidy clawback, where owners are required to pay HDB a percentage of the resale or valuation price (whichever is higher) upon selling the flat. For Clementi Emerald, this clawback is pegged at 12%, which is quite hefty!
You can expect any future new BTO flats in Clementi to be similarly classified as Plus or even Prime, meaning these conditions would understandably dampen some of the demand for these flats, while propping up older Clementi projects like Clementi Crest, where no such sales conditions apply.
Its location is undoubtedly another factor for its high price.
Image credit: Google Maps
Clementi Crest is located just a couple of minutes’ walk from Clementi MRT station, providing easy access to the East-West Line. In the future, the station will also be connected to the upcoming Cross Island Line, linking you to other areas in Singapore such as King Albert Park, Hougang, and Pasir Ris. In terms of connectivity, you’re also just a short drive from the AYE and PIE, making it convenient for those who drive.
Adjacent to Clementi MRT is the main shopping mall in the area, Clementi Mall. While it isn’t as large as other heartland malls like nex in Serangoon or Northpoint in Yishun, it offers a solid mix of retail shops, F&B outlets, and other amenities for your everyday needs. If you’re looking for more options, Grantral Mall and 321 Clementi are also nearby.
The block is also close to recreational facilities such as Clementi Sports Hall and Clementi Swimming Complex, which are just across the road. Clementi Stadium, currently undergoing redevelopment, is also in the vicinity.
For families with children, there are several primary schools within a 1km radius, including Clementi Primary, Nan Hua Primary, Pei Tong Primary, and Qifa Primary.
Are there units available?
If all of this has got you excited, you might be interested to know that there are units at Clementi Crest currently listed for sale.
Image credit: 99.co
The most expensive listings we came across are two other 5-room flats at Blk 445A, listed for $1.68M and $1.6M, respectively. If sold, these would easily eclipse our $1.459M flat and become the new record-holders for the most expensive HDB flat in Clementi!
Image credit: 99.co
If those are out of reach, you can also consider these two 5-room flats listed for $1.38M and $1.36M, respectively. These prices are more in line with current trends in Clementi and would certainly be worth considering if you want to live in Clementi while enjoying a relatively new-ish HDB flat.
5-room flat in Clementi sold for $1.459M
It’s no surprise that 5-room flats are always popular among homebuyers, and Clementi remains one of the top housing estates in Singapore due to its proximity to the city centre. At $1.459M, this flat is now the most expensive HDB flat in Clementi.
As far as newly MOP-ed BTO projects go, examples like Clementi Crest prove that securing a popular BTO project is almost like striking the lottery. After all, the fact that you can secure a 100% profit in just 5 years is almost unparalleled in terms of investment returns. That’s likely why so many continue to apply for such projects, which often have a high chance of oversubscription.
Will we see Clementi flats compete with the likes of Tiong Bahru and Queenstown flats for the title of the most expensive flats in Singapore, with prices reaching $1.588M?
Read our other articles here:
- HDBs with unique designs
- HDB flats and private homes with dark pasts in Singapore
- Should you buy a Tiong Bahru Estate walk-up apartment?
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