Blk 938 Jurong West St 91
Project page · 99-year lease from 1989
Based on 33 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 913 | 10 TO 12 | 103 sqm | S$460,000 | S$4,466 psm | ×1.000 | S$4,466 psm |
| Sept 2026 | Blk 950 | 07 TO 09 | 105 sqm | S$470,000 | S$4,476 psm | ×1.000 | S$4,476 psm |
| Sept 2026 | Blk 940 | 07 TO 09 | 104 sqm | S$475,000 | S$4,567 psm | ×1.000 | S$4,567 psm |
| Sept 2026 | Blk 948 | 04 TO 06 | 103 sqm | S$495,000 | S$4,806 psm | ×1.000 | S$4,806 psm |
| Sept 2026 | Blk 913 | 04 TO 06 | 104 sqm | S$490,000 | S$4,712 psm | ×1.000 | S$4,712 psm |
| Aug 2026 | Blk 946 | 04 TO 06 | 105 sqm | S$500,000 | S$4,762 psm | ×1.000 | S$4,762 psm |
| Aug 2026 | Blk 941 | 07 TO 09 | 113 sqm | S$480,000 | S$4,248 psm | ×1.000 | S$4,248 psm |
| Aug 2026 | Blk 943 | 04 TO 06 | 105 sqm | S$475,000 | S$4,524 psm | ×1.000 | S$4,524 psm |
| Aug 2026 | Blk 939 | 07 TO 09 | 103 sqm | S$473,000 | S$4,592 psm | ×1.000 | S$4,592 psm |
| Jul 2026 | Blk 907 | 04 TO 06 | 104 sqm | S$470,000 | S$4,519 psm | ×1.000 | S$4,519 psm |
| Jun 2026 | Blk 953 | 07 TO 09 | 103 sqm | S$490,000 | S$4,757 psm | ×0.999 | S$4,750 psm |
| Jun 2026 | Blk 942 | 10 TO 12 | 94 sqm | S$448,000 | S$4,766 psm | ×0.999 | S$4,759 psm |
| Jun 2026 | Blk 904 | 10 TO 12 | 103 sqm | S$490,000 | S$4,757 psm | ×0.999 | S$4,750 psm |
| Jun 2026 | Blk 908 | 04 TO 06 | 103 sqm | S$485,000 | S$4,709 psm | ×0.999 | S$4,702 psm |
| Jun 2026 | Blk 907 | 10 TO 12 | 108 sqm | S$488,888 | S$4,527 psm | ×0.999 | S$4,520 psm |
| May 2026 | Blk 952 | 04 TO 06 | 105 sqm | S$510,000 | S$4,857 psm | ×0.999 | S$4,850 psm |
| May 2026 | Blk 916 | 10 TO 12 | 103 sqm | S$480,000 | S$4,660 psm | ×0.999 | S$4,653 psm |
| Apr 2026 | Blk 940 | 07 TO 09 | 104 sqm | S$480,000 | S$4,615 psm | ×0.999 | S$4,609 psm |
| Apr 2026 | Blk 940 | 04 TO 06 | 104 sqm | S$500,888 | S$4,816 psm | ×0.999 | S$4,809 psm |
| Apr 2026 | Blk 946 | 07 TO 09 | 105 sqm | S$480,000 | S$4,571 psm | ×0.999 | S$4,565 psm |
| Apr 2026 | Blk 934 | 01 TO 03 | 104 sqm | S$445,000 | S$4,279 psm | ×0.999 | S$4,273 psm |
| Mar 2026 | Blk 950 | 04 TO 06 | 105 sqm | S$510,000 | S$4,857 psm | ×0.996 | S$4,836 psm |
| Mar 2026 | Blk 939 | 04 TO 06 | 103 sqm | S$488,000 | S$4,738 psm | ×0.996 | S$4,717 psm |
| Mar 2026 | Blk 913 | 07 TO 09 | 104 sqm | S$515,000 | S$4,952 psm | ×0.996 | S$4,930 psm |
| Mar 2026 | Blk 914 | 10 TO 12 | 103 sqm | S$468,888 | S$4,552 psm | ×0.996 | S$4,532 psm |
| Mar 2026 | Blk 953 | 07 TO 09 | 94 sqm | S$440,000 | S$4,681 psm | ×0.996 | S$4,660 psm |
| Mar 2026 | Blk 944 | 07 TO 09 | 105 sqm | S$485,000 | S$4,619 psm | ×0.996 | S$4,599 psm |
| Feb 2026 | Blk 941 | 07 TO 09 | 105 sqm | S$500,000 | S$4,762 psm | ×0.996 | S$4,741 psm |
| Feb 2026 | Blk 903 | 07 TO 09 | 104 sqm | S$495,000 | S$4,760 psm | ×0.996 | S$4,739 psm |
| Jan 2026 | Blk 940 | 10 TO 12 | 104 sqm | S$480,000 | S$4,615 psm | ×0.996 | S$4,595 psm |
| Dec 2025 | Blk 946 | 04 TO 06 | 105 sqm | S$465,000 | S$4,429 psm | ×0.995 | S$4,405 psm |
| Dec 2025 | Blk 903 | 07 TO 09 | 108 sqm | S$480,000 | S$4,444 psm | ×0.995 | S$4,420 psm |
| Dec 2025 | Blk 914 | 04 TO 06 | 103 sqm | S$500,000 | S$4,854 psm | ×0.995 | S$4,828 psm |
How accurate is this estimate for Jurong West St 91?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 56 sales in Jurong West St 91 since.
- Median error
- 4.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
8.68% gross yield
S$42,000 of rent a year against the estimate above · 2 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 53 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 934 | 4 ROOM | S$3,900 |
| Sept 2026 | 904 | 4 ROOM | S$3,800 |
| Sept 2026 | 936 | 4 ROOM | S$3,600 |
| Sept 2026 | 909 | 4 ROOM | S$3,500 |
| Sept 2026 | 919 | 4 ROOM | S$3,000 |
| Aug 2026 | 953 | 4 ROOM | S$4,300 |
| Aug 2026 | 940 | 4 ROOM | S$4,100 |
| Aug 2026 | 911 | 4 ROOM | S$4,000 |
median of 53 HDB rental approvals for 4 ROOM on Jurong West St 91 since 2025-11.
Buying or selling at S$483,943?
Buying: Stamp duty on S$483,943 · Cash and CPF needed on S$483,943 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$483,943.
Each opens with this figure filled in; change anything there.
Primary schools near 938 Jurong West St 91
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Xingnan Primary School · 177 m · no 2025 Phase 2C ballot
- West Grove Primary School · 951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong West Primary School · 995 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Frontier Primary School · 1,205 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Westwood Primary School · 1,211 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 938 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 121 sqm | S$590,000 | S$4,876 psm |
| Jun 2025 | Blk 938 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$580,000 | S$4,793 psm |
| Jan 2025 | Blk 938 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$495,000 | S$4,760 psm |
| Jan 2024 | Blk 938 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Nov 2023 | Blk 938 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$445,000 | S$4,279 psm |
| Oct 2023 | Blk 938 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$460,000 | S$4,423 psm |
| Jul 2023 | Blk 938 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 121 sqm | S$520,000 | S$4,298 psm |
| Sept 2022 | Blk 938 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$445,000 | S$4,279 psm |
| Feb 2022 | Blk 938 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 121 sqm | S$460,000 | S$3,802 psm |
| Dec 2021 | Blk 938 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 104 sqm | S$390,000 | S$3,750 psm |
Showing 10 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 938 · 5 ROOM | S$4,200 | — |
| Jun 2026 | Blk 938 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 938 · 5 ROOM | S$3,400 | — |
| Apr 2026 | Blk 938 · 5 ROOM | S$1,600 | — |
| Jul 2025 | Blk 938 · 5 ROOM | S$4,200 | — |
| Jul 2025 | Blk 938 · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 938 · 5 ROOM | S$3,500 | — |
| May 2025 | Blk 938 · 4 ROOM | S$2,300 | — |
| Jul 2024 | Blk 938 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 938 · 5 ROOM | S$2,900 | — |
| May 2024 | Blk 938 · 5 ROOM | S$1,600 | — |
| Jul 2023 | Blk 938 · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 938 · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 938 · 5 ROOM | S$2,400 | — |
| Apr 2023 | Blk 938 · 4 ROOM | S$2,300 | — |
| Aug 2022 | Blk 938 · 5 ROOM | S$3,100 | — |
| Jun 2022 | Blk 938 · 5 ROOM | S$1,600 | — |
| May 2022 | Blk 938 · 5 ROOM | S$2,000 | — |
| Apr 2022 | Blk 938 · 4 ROOM | S$2,600 | — |
| Jan 2022 | Blk 938 · 5 ROOM | S$3,200 | — |
| Dec 2021 | Blk 938 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 938 · 5 ROOM | S$2,600 | — |
| Jun 2021 | Blk 938 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 938 · 4 ROOM | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 61 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 56 years | S$466,665 | S$515,236 | S$555,592 | S$567,770 |
| 10 years | 51 years | S$445,458 | S$543,011 | S$631,405 | S$659,387 |
| 20 years | 41 years | S$397,597 | S$590,808 | S$798,812 | S$871,183 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.