Blk 104 Jurong East St 13
Project page · 99-year lease from 1982
Based on 14 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 102 | 07 TO 09 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Aug 2026 | Blk 102 | 01 TO 03 | 68 sqm | S$390,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Aug 2026 | Blk 101 | 10 TO 12 | 68 sqm | S$410,000 | S$6,029 psm | ×1.000 | S$6,029 psm |
| Jul 2026 | Blk 115 | 10 TO 12 | 67 sqm | S$430,000 | S$6,418 psm | ×1.000 | S$6,418 psm |
| Jul 2026 | Blk 102 | 07 TO 09 | 68 sqm | S$405,000 | S$5,956 psm | ×1.000 | S$5,956 psm |
| Jun 2026 | Blk 101 | 04 TO 06 | 68 sqm | S$418,000 | S$6,147 psm | ×1.000 | S$6,147 psm |
| Jun 2026 | Blk 110 | 13 TO 15 | 68 sqm | S$458,000 | S$6,735 psm | ×1.000 | S$6,735 psm |
| May 2026 | Blk 101 | 04 TO 06 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Apr 2026 | Blk 110 | 04 TO 06 | 68 sqm | S$437,000 | S$6,426 psm | ×1.000 | S$6,426 psm |
| Apr 2026 | Blk 102 | 01 TO 03 | 68 sqm | S$425,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Mar 2026 | Blk 110 | 04 TO 06 | 68 sqm | S$410,000 | S$6,029 psm | ×0.997 | S$6,012 psm |
| Mar 2026 | Blk 102 | 07 TO 09 | 68 sqm | S$430,000 | S$6,324 psm | ×0.997 | S$6,305 psm |
| Jan 2026 | Blk 102 | 10 TO 12 | 68 sqm | S$445,000 | S$6,544 psm | ×0.997 | S$6,525 psm |
| Dec 2025 | Blk 115 | 01 TO 03 | 67 sqm | S$405,000 | S$6,045 psm | ×0.996 | S$6,021 psm |
How accurate is this estimate for Jurong East St 13?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Jurong East St 13 since.
- Median error
- 2.7%
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.
8.29% gross yield
S$34,800 of rent a year against the estimate above · 0.18 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 55 approvals in the last year.
In Jurong East, flats of this type with 50 to 59 years of lease left yield 8.46%, from 22 blocks.
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 | 101 | 3 ROOM | S$3,300 |
| Sept 2026 | 110 | 3 ROOM | S$3,230 |
| Sept 2026 | 115 | 3 ROOM | S$3,000 |
| Sept 2026 | 102 | 3 ROOM | S$3,000 |
| Sept 2026 | 102 | 3 ROOM | S$2,800 |
| Sept 2026 | 110 | 3 ROOM | S$1,900 |
| Aug 2026 | 110 | 3 ROOM | S$3,300 |
| Aug 2026 | 101 | 3 ROOM | S$3,200 |
median of 55 HDB rental approvals for 3 ROOM on Jurong East St 13 since 2025-10.
Buying or selling at S$420,000?
Buying: Stamp duty on S$420,000 · Cash and CPF needed on S$420,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$420,000.
Each opens with this figure filled in; change anything there.
Primary schools near 104 Jurong East St 13
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
- Fuhua Primary School · 49 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 713 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,241 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 1,350 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,850 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Pioneer Primary School · 1,970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2025 | Blk 104 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Mar 2024 | Blk 104 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$415,000 | S$6,103 psm |
Showing 2 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 104 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 104 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 104 · 3 ROOM | S$1,500 | — |
| Sept 2023 | Blk 104 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 104 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 104 · 3 ROOM | S$1,900 | — |
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 54 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 49 years | S$398,844 | S$440,356 | S$476,914 | S$485,254 |
| 10 years | 44 years | S$375,609 | S$457,866 | S$537,045 | S$555,994 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.