Blk 116 Jurong East St 13
Project page · 99-year lease from 1981
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 111 | 19 TO 21 | 120 sqm | S$710,000 | S$5,917 psm | ×1.000 | S$5,917 psm |
| May 2026 | Blk 106 | 04 TO 06 | 120 sqm | S$645,000 | S$5,375 psm | ×1.000 | S$5,375 psm |
| Mar 2026 | Blk 109 | 10 TO 12 | 120 sqm | S$650,000 | S$5,417 psm | ×0.997 | S$5,401 psm |
| Mar 2026 | Blk 116 | 16 TO 18 | 120 sqm | S$620,000 | S$5,167 psm | ×0.997 | S$5,151 psm |
| Mar 2026 | Blk 103 | 16 TO 18 | 120 sqm | S$730,000 | S$6,083 psm | ×0.997 | S$6,065 psm |
| Jan 2026 | Blk 116 | 22 TO 24 | 120 sqm | S$715,000 | S$5,958 psm | ×0.997 | S$5,941 psm |
| Dec 2025 | Blk 106 | 19 TO 21 | 120 sqm | S$700,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
| Nov 2025 | Blk 101 | 04 TO 06 | 136 sqm | S$820,000 | S$6,029 psm | ×0.996 | S$6,006 psm |
| Nov 2025 | Blk 109 | 07 TO 09 | 120 sqm | S$645,000 | S$5,375 psm | ×0.996 | S$5,354 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.
6.71% gross yield
S$46,800 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 116 | 5 ROOM | S$5,300 |
| Sept 2026 | 111 | 5 ROOM | S$4,000 |
| Sept 2026 | 116 | 5 ROOM | S$2,500 |
| Aug 2026 | 103 | 5 ROOM | S$4,300 |
| Aug 2026 | 103 | 5 ROOM | S$3,600 |
| Aug 2026 | 106 | 5 ROOM | S$3,600 |
| Jul 2026 | 111 | 5 ROOM | S$4,000 |
| Jun 2026 | 111 | 5 ROOM | S$3,950 |
median of 23 HDB rental approvals for 5 ROOM on Jurong East St 13 since 2025-10.
Buying or selling at S$697,249?
Buying: Stamp duty on S$697,249 · Cash and CPF needed on S$697,249 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$697,249.
Each opens with this figure filled in; change anything there.
Primary schools near 116 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 · 320 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 702 m · no 2025 Phase 2C ballot
- Jurong Primary School · 925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Princess Elizabeth Primary School · 1,081 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Shuqun Primary School · 1,501 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,567 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,771 m · no 2025 Phase 2C ballot
- Rulang Primary School · 1,850 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 116 · 5 ROOM · 16 TO 18 · Improved · 55 years left | 120 sqm | S$620,000 | S$5,167 psm |
| Jan 2026 | Blk 116 · 5 ROOM · 22 TO 24 · Improved · 55 years left | 120 sqm | S$715,000 | S$5,958 psm |
| May 2024 | Blk 116 · 5 ROOM · 07 TO 09 · Improved · 57 years left | 120 sqm | S$670,000 | S$5,583 psm |
| Apr 2024 | Blk 116 · 5 ROOM · 10 TO 12 · Improved · 57 years left | 120 sqm | S$680,000 | S$5,667 psm |
| Dec 2023 | Blk 116 · 5 ROOM · 19 TO 21 · Improved · 57 years left | 120 sqm | S$685,000 | S$5,708 psm |
| Sept 2023 | Blk 116 · 5 ROOM · 04 TO 06 · Improved · 57 years left | 120 sqm | S$668,000 | S$5,567 psm |
| Aug 2023 | Blk 116 · 5 ROOM · 01 TO 03 · Improved · 57 years left | 120 sqm | S$590,000 | S$4,917 psm |
| Jul 2023 | Blk 116 · 5 ROOM · 01 TO 03 · Improved · 57 years left | 120 sqm | S$638,000 | S$5,317 psm |
| Feb 2023 | Blk 116 · 5 ROOM · 16 TO 18 · Improved · 58 years left | 120 sqm | S$700,000 | S$5,833 psm |
| Jan 2023 | Blk 116 · 5 ROOM · 25 TO 27 · Improved · 58 years left | 120 sqm | S$745,000 | S$6,208 psm |
| Jan 2022 | Blk 116 · 5 ROOM · 16 TO 18 · Improved · 59 years left | 120 sqm | S$633,000 | S$5,275 psm |
Showing 11 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 116 · 5 ROOM | S$5,300 | — |
| Sept 2026 | Blk 116 · 5 ROOM | S$2,500 | — |
| Jun 2026 | Blk 116 · 5 ROOM | S$3,900 | — |
| Mar 2026 | Blk 116 · 5 ROOM | S$3,700 | — |
| Jan 2026 | Blk 116 · 5 ROOM | S$3,900 | — |
| Sept 2025 | Blk 116 · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 116 · 5 ROOM | S$2,500 | — |
| May 2025 | Blk 116 · 5 ROOM | S$2,500 | — |
| Mar 2025 | Blk 116 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 116 · 5 ROOM | S$4,700 | — |
| May 2024 | Blk 116 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 116 · 5 ROOM | S$3,700 | — |
| Mar 2024 | Blk 116 · 5 ROOM | S$4,200 | — |
| Feb 2024 | Blk 116 · 5 ROOM | S$3,700 | — |
| Sept 2023 | Blk 116 · 5 ROOM | S$4,300 | — |
| Aug 2023 | Blk 116 · 5 ROOM | S$4,500 | — |
| Jun 2023 | Blk 116 · 5 ROOM | S$2,500 | — |
| Aug 2022 | Blk 116 · 5 ROOM | S$3,300 | — |
| Jul 2022 | Blk 116 · 5 ROOM | S$2,900 | — |
| May 2022 | Blk 116 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 116 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 116 · 5 ROOM | S$2,500 | — |
| Feb 2021 | Blk 116 · 5 ROOM | S$2,250 | — |
| Jan 2021 | Blk 116 · 5 ROOM | S$2,200 | — |
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 53 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 | 48 years | S$662,127 | S$731,042 | S$791,733 | S$805,579 |
| 10 years | 43 years | S$623,556 | S$760,111 | S$891,557 | S$923,015 |
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.