MOP & Upgrading

Clementi MOP 2026: Singapore's Highest Value HDB Upgrade Cohort

By Winfred Quek · CEA R073319H · 8 minute read · Last reviewed May 2026

Quick answer: Clementi MOP 2026 is the rarest and most valuable HDB upgrade event in the OCR. BTO supply in Clementi is extremely limited: the MOP cohort is small, meaning less seller competition and a genuine seller's market. Clementi 4 room prices reach $600,000 to $800,000 and 5 room up to $950,000 and above. Upgraders access Parc Clematis, Clavon, and Clement Canopy three of the best performing OCR projects in Singapore with rental yields driven by NUS and one-north.

Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.

Facts verified: May 2026 · Sources linked below

Which Clementi BTOs Are MOP Eligible in 2026?

Clementi is a mature estate with extremely limited BTO activity. Unlike high supply towns such as Punggol or Sengkang, Clementi has not received large BTO launches in recent years. The 2026 MOP cohort is estimated at fewer than 2,000 units total the smallest of any Singapore town drawn from fringe clusters in Clementi Ave 1, Ave 3, and Ave 4. This supply constraint is the single most important fact for sellers: you are not competing with 6,000 neighbours. Buyers who want Clementi have very few MOP resale options to choose from.

Cluster / Location	Approx BTO Year	MOP Year	Est. 4 Room Resale Value
Clementi Ave 1 / near MRT	2020 to 2021	2025 to 2026	$720K to $800K
Clementi Ave 3/4 mid estate	2020 to 2021	2025 to 2026	$640K to $720K
Clementi Ave 5 / West Coast fringe	2020 to 2021	2025 to 2026	$600K to $640K

Estimates based on URA REALIS transaction data for comparable Clementi HDB resale transactions. Actual values depend on floor, facing, and lift lobby distance.

What Is a Clementi HDB Worth in 2026?

Clementi's HDB prices are among the highest in the OCR for a straightforward reason: the estate is bounded by NUS to the south, one-north research cluster (Biopolis, Fusionopolis, Mediapolis) to the north-east, and Clementi Mall with EWL connectivity at the centre. Every flat benefits from this trifecta of employment, education, and amenity proximity.

Location	4 Room Resale Range	Rental (4 Room)	Notes
Near Clementi MRT / Ave 1, high floor	$760K to $800K	$3,800 to $4,200/mth	Highest liquidity; NUS faculty preferred
Clementi Ave 3/4 mid floor	$680K to $760K	$3,400 to $3,800/mth	Strong family demand; schools nearby
Clementi Ave 5 / West Coast fringe	$600K to $680K	$3,100 to $3,500/mth	Lower entry; still within Clementi premium catchment

ABSD reminder: Singapore Citizens buying their first private property pay 0% ABSD. If you still own the HDB at the point of completing the condo purchase, you are treated as owning two residential properties and ABSD rises to 20% on the condo. The standard approach is to sell the HDB first, or ensure the HDB sale completes within 6 months of the condo purchase. At Clementi price levels, a 20% ABSD on a $1.75M condo is $350,000, an error that cannot be unwound.

Your 3 Upgrade Paths in 2026

Path 1: Parc Clematis: D5's Largest and Most Liquid Project

Parc Clematis (TOP 2023, 1,468 units, Jalan Lempeng) is the dominant private condo in D5. With 1,468 units across multiple blocks and configurations, it offers the most liquid resale market of any D5 project meaning tighter bid ask spreads and faster exit when needed. A 3 bedroom resale unit trades at roughly $1.60M to $1.90M, or $1,700 to $1,900 PSF. NUS is a 10 minute walk; one-north is a single CC Line stop from Commonwealth MRT. Full resort facilities including multiple pools, tennis courts, and club rooms. For Clementi upgraders who want the largest pool of future buyers when they eventually exit, Parc Clematis is the obvious choice.

Path 2: Clavon Smaller, More Intimate, MRT Walking

Clavon (TOP 2023, 640 units, Clementi Ave 1) sits closer to Clementi MRT approximately 6 minutes on foot and offers a more intimate community at roughly half the unit count of Parc Clematis. A 3 bedroom resale unit trades at $1.50M to $1.75M. The smaller development creates a tighter owners' community and reduces the potential competition from within the same development when reselling. For Clementi HDB upgraders who prioritise MRT walkability over facility scale, Clavon is the stronger fit.

Path 3: Clement Canopy: Established Track Record, Lower Entry

Clement Canopy (TOP 2019, 505 units) is the older choice: units have been occupied for several years, track record is established, and the resale price of $1.40M to $1.65M for a 3 bedroom represents the most affordable entry into D5 private. Buyers who entered at launch are sitting on 30 to 40 percent gains, validating the D5 capital appreciation thesis. For upgraders with slightly tighter budgets or who want the comfort of known comparable transactions, Clement Canopy provides both.

Three Paths: Indicative Cost Comparison

Path	Target Price	ABSD (SC 1st)	BSD	Est. Cash Needed After HDB Proceeds	Availability
Parc Clematis resale 3BR	~$1.75M	0%	~$53,000	$150K to $220K	Immediate
Clavon resale 3BR	~$1.60M	0%	~$49,600	$120K to $180K	Immediate
Clement Canopy resale 3BR	~$1.50M	0%	~$46,000	$100K to $150K	Immediate

BSD: first $180K at 1% ($1,800), next $180K at 2% ($3,600), next $640K at 3% ($19,200), remainder at 4%. Cash needed after HDB sale proceeds and CPF OA refund applied to 25% downpayment. TDSR stress tested at 4%.

New Launch vs Resale: The Clementi Specific Calculus

Factor	New Launch (if any)	Parc Clematis / Clavon / Clement Canopy (Resale)
Supply	Near zero no major new launches in D5 pipeline	Active resale market across 3 projects
Waiting period	N/A (no launches imminent)	Immediate
Price trend	N/A	Parc Clematis +8% YoY on resale; Clavon +6% YoY
NUS proximity	N/A	All 3 within 1km of NUS main gate
Rental demand	N/A	One-north biotech/media cluster drives consistent expat demand
Exit liquidity	N/A	Parc Clematis highest (1,468 units); Clavon moderate; Clement Canopy moderate

Rental Market

Clementi has the strongest rental demand fundamentals of any OCR district in Singapore. The structural drivers are: NUS with 13,000 plus undergraduates and a substantial international faculty and graduate community; one-north with 50,000 plus professionals across Biopolis, Fusionopolis, and Mediapolis; and Clementi Mall's catchment anchoring day to day convenience. These are recession resistant demand sources; NUS enrolment does not fall in downturns, and biotech hiring in Singapore is on a multi year upswing.

Unit Type	Monthly Rental	Estimated Gross Yield	Notes
2BR condo (D5)	$3,500 to $4,200/mth	~3.2 to 3.6%	NUS postdoc / one-north expat tenants
3BR condo (D5)	$4,500 to $5,500/mth	~3.0 to 3.5%	Family tenants; international school proximity premium

Gross rental yield on Parc Clematis at current resale prices is approximately 3.2 to 3.6 percent, among the highest for a large OCR development. Vacancy rates across all three D5 projects have remained below 4% since TOP, reflecting the structural depth of the rental pool.

The MOP Upgrade Timeline

Step 1: Establish your net proceeds figure. Get a CPF statement showing total CPF used plus accrued interest. Add to your outstanding HDB loan balance. Subtract both from your expected resale price. The remainder is your starting capital; this, plus CPF OA refund, is what you apply against the 25% downpayment on the condo.

Step 2: Run TDSR at 1.5% and 4% stress test. For a $1.60M condo with 75% LTV ($1.20M loan) over 25 years at 1.5%, monthly repayment is approximately $4,800. At the 4% stress test rate, the equivalent payment is $6,300. This must remain below 55% of gross monthly income when all other debt obligations are included.

Step 3: Decide your sequencing. The Clementi market strongly favours sell first, given the premium prices achievable. Sell first, bank the proceeds, rent for 3 to 6 months (Clementi rental is $3,100 to $4,200/mth for comparable HDB or condo), then execute the condo purchase with full capital clarity and zero ABSD risk.

Step 4: Negotiate from a position of strength. Your Clementi HDB is a rare commodity. With fewer than 2,000 units in the MOP cohort and no comparable BTO supply coming, buyers have limited alternatives. Do not offer a discount to accelerate the sale; price correctly and let scarcity work for you. Expect 3 to 6 viewings before a serious offer in a normalised market.

Step 5 Close the condo purchase within the tax optimal window. Once the HDB sale is completed, you have 6 months to purchase a replacement property without incurring ABSD (SC first private, 0%). If you need more time, you can take longer: ABSD for SC first private is 0% regardless of timing but CPF OA interest on the refunded sum begins accumulating immediately, so there is a carrying cost to delay.

Key Considerations

Tiny MOP cohort means exceptional seller leverage. You are not competing with 8,000 Sengkang neighbours on the resale market. Clementi's supply constrained environment means buyers of your flat face genuine competition. Price accordingly and do not discount prematurely.
NUS rental is recession proof. University enrolment does not fall in economic downturns; Clementi condo vacancies are among the lowest in Singapore. If you need to lease out the condo before occupying, D5 is the easiest market to do so.
One-north is Singapore's fastest growing employment cluster. Biotech and media companies are hiring aggressively; expat demand for Clementi proximity is rising year on year. The structural rental thesis here is stronger than almost any OCR district.
D5 has delivered exceptional 10 year capital appreciation. Clement Canopy buyers who entered at launch are sitting on 30 to 40 percent gains. Parc Clematis and Clavon launched at higher PSFs but into a deeper demand pool; the long run appreciation thesis is intact.

Run your own numbers with Winfred

Free 30 minute Property Portfolio Analysis. Walk away with your exact cost breakdown.

Book a free call

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd, advising Singapore upgraders, investors, and family offices. CEA R073319H. The information on this page is general and does not constitute financial, investment, or mortgage advice.

Get Winfred's weekly property insight

One SG property insight per week. No listings, no spam.

Frequently asked questions

What are Clementi HDB resale prices in 2026?

Clementi HDB resale prices in 2026 range from $600,000 for 4 room units near the West Coast fringe to $800,000 for well located 4 room flats near Clementi MRT. Five room flats in premium locations can reach $950,000 or above. Clementi is one of Singapore's highest value OCR HDB towns due to its proximity to NUS, one-north, and EWL connectivity.

Which condos should Clementi HDB upgraders target in 2026?

The three primary targets for Clementi MOP upgraders are Parc Clematis (1,468 units, TOP 2023, $1.6M to $1.9M for 3BR), Clavon (640 units, TOP 2023, $1.5M to $1.75M for 3BR), and Clement Canopy (505 units, TOP 2019, $1.4M to $1.65M for 3BR). All three are in D5 with strong NUS and one-north rental demand.

Winfred Quek (CEA R073319H) is an Associate Marketing Consultant with Crestbrick Pte Ltd (CEA Licence No. L31010886H) and is not a licensed financial adviser or mortgage broker. Information on this site is general and does not constitute financial, investment, or mortgage advice. Minimum Occupation Period rules and resale eligibility are set by HDB and can change; verify your flat's MOP completion date and resale eligibility directly with HDB before making a decision. Real estate investments carry risk. Always conduct your own due diligence and consult qualified professionals before making property decisions.

How does this apply to your own numbers?

General rules only take you so far. What actually decides your move is your financing, your timeline, and what you already own. A Property Portfolio Analysis maps your real position, so you are deciding on your own figures rather than a rule of thumb.

Book a free 30 minute call WhatsApp Winfred