Blk 304 Jurong East St 32
Project page · 99-year lease from 1983
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 304 | 01 TO 03 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Jul 2026 | Blk 304 | 07 TO 09 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| Dec 2025 | Blk 304 | 07 TO 09 | 67 sqm | S$392,000 | S$5,851 psm | ×0.996 | S$5,828 psm |
| Nov 2025 | Blk 304 | 07 TO 09 | 67 sqm | S$380,000 | S$5,672 psm | ×0.996 | S$5,649 psm |
How accurate is this estimate for Jurong East St 32?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Jurong East St 32 since.
- Median error
- 2.9%
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.
8.98% gross yield
S$33,600 of rent a year against the estimate above · 0.52 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 69 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 | 304 | 3 ROOM | S$3,000 |
| Sept 2026 | 301 | 3 ROOM | S$2,950 |
| Sept 2026 | 308 | 3 ROOM | S$2,900 |
| Sept 2026 | 308 | 3 ROOM | S$2,700 |
| Sept 2026 | 306 | 3 ROOM | S$2,500 |
| Aug 2026 | 303 | 3 ROOM | S$3,000 |
| Aug 2026 | 303 | 3 ROOM | S$2,800 |
| Aug 2026 | 303 | 3 ROOM | S$2,750 |
median of 69 HDB rental approvals for 3 ROOM on Jurong East St 32 since 2025-10.
Buying or selling at S$374,254?
Buying: Stamp duty on S$374,254 · Cash and CPF needed on S$374,254 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$374,254.
Each opens with this figure filled in; change anything there.
Primary schools near 304 Jurong East St 32
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
- Jurong Primary School · 356 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 657 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 670 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Shuqun Primary School · 1,295 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lakeside Primary School · 1,920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Jul 2026 | Blk 304 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Dec 2025 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$392,000 | S$5,851 psm |
| Nov 2025 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Sept 2025 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$405,000 | S$6,045 psm |
| May 2025 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Apr 2025 | Blk 304 · 3 ROOM · 13 TO 15 · New Generation · 57 years left | 82 sqm | S$475,000 | S$5,793 psm |
| Nov 2024 | Blk 304 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 94 sqm | S$495,000 | S$5,266 psm |
| Nov 2024 | Blk 304 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Sept 2024 | Blk 304 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Aug 2024 | Blk 304 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$402,000 | S$6,000 psm |
| Jul 2024 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Jun 2024 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$389,000 | S$5,806 psm |
| May 2024 | Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 99 sqm | S$483,000 | S$4,879 psm |
| Apr 2024 | Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 94 sqm | S$460,000 | S$4,894 psm |
| Apr 2024 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Mar 2024 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Jan 2024 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jan 2024 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 59 years left excluded: outlier | 67 sqm | S$340,000 | S$5,075 psm |
| Dec 2023 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Mar 2023 | Blk 304 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Feb 2023 | Blk 304 · 3 ROOM · 13 TO 15 · New Generation · 60 years left | 67 sqm | S$375,888 | S$5,610 psm |
| Feb 2023 | Blk 304 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Dec 2022 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Sept 2022 | Blk 304 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 99 sqm | S$455,888 | S$4,605 psm |
| Sept 2022 | Blk 304 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 94 sqm | S$415,888 | S$4,424 psm |
| Jul 2022 | Blk 304 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Jan 2022 | Blk 304 · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 82 sqm | S$358,000 | S$4,366 psm |
| Oct 2021 | Blk 304 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$300,000 | S$4,478 psm |
Showing 29 of 123.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 304 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 304 · 4 ROOM | S$3,200 | — |
| Aug 2026 | Blk 304 · 3 ROOM | S$2,000 | — |
| Jul 2026 | Blk 304 · 3 ROOM | S$2,500 | — |
| Jul 2026 | Blk 304 · 3 ROOM | S$1,200 | — |
| Jun 2026 | Blk 304 · 3 ROOM | S$3,400 | — |
| Jun 2026 | Blk 304 · 3 ROOM | S$2,950 | — |
| May 2026 | Blk 304 · 3 ROOM | S$3,100 | — |
| Jan 2026 | Blk 304 · 3 ROOM | S$3,100 | — |
| Dec 2025 | Blk 304 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 304 · 4 ROOM | S$2,300 | — |
| Nov 2025 | Blk 304 · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 304 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 304 · 3 ROOM | S$2,325 | — |
| Mar 2025 | Blk 304 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 304 · 3 ROOM | S$2,900 | — |
| Jan 2025 | Blk 304 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 304 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 304 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 304 · 3 ROOM | S$1,800 | — |
| Jun 2024 | Blk 304 · 3 ROOM | S$2,950 | — |
| Jun 2024 | Blk 304 · 3 ROOM | S$1,200 | — |
| May 2024 | Blk 304 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 304 · 3 ROOM | S$3,050 | — |
| Mar 2024 | Blk 304 · 4 ROOM | S$2,700 | — |
| Mar 2024 | Blk 304 · 3 ROOM | S$2,600 | — |
| Feb 2024 | Blk 304 · 3 ROOM | S$2,700 | — |
| Nov 2023 | Blk 304 · 3 ROOM | S$1,600 | — |
| Oct 2023 | Blk 304 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 304 · 3 ROOM | S$1,800 | — |
| Sept 2023 | Blk 304 · 3 ROOM | S$2,550 | — |
| Aug 2023 | Blk 304 · 4 ROOM | S$2,200 | — |
| May 2023 | Blk 304 · 3 ROOM | S$1,200 | — |
| Apr 2023 | Blk 304 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 304 · 3 ROOM | S$1,800 | — |
| Mar 2023 | Blk 304 · 3 ROOM | S$2,700 | — |
| Dec 2022 | Blk 304 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 304 · 3 ROOM | S$2,150 | — |
| Nov 2022 | Blk 304 · 3 ROOM | S$1,550 | — |
| Sept 2022 | Blk 304 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 304 · 3 ROOM | S$1,700 | — |
| May 2022 | Blk 304 · 3 ROOM | S$2,450 | — |
| May 2022 | Blk 304 · 3 ROOM | S$1,550 | — |
| Apr 2022 | Blk 304 · 3 ROOM | S$2,600 | — |
| Apr 2022 | Blk 304 · 4 ROOM | S$2,400 | — |
| Mar 2022 | Blk 304 · 3 ROOM | S$1,600 | — |
| Feb 2022 | Blk 304 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 304 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 304 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 304 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 304 · 3 ROOM | S$1,550 | — |
| Aug 2021 | Blk 304 · 3 ROOM | S$1,400 | — |
| Jun 2021 | Blk 304 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 304 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 304 · 3 ROOM | S$1,950 | — |
| May 2021 | Blk 304 · 3 ROOM | S$1,550 | — |
| Apr 2021 | Blk 304 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 304 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 304 · 3 ROOM | S$2,150 | — |
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 55 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 | 50 years | S$357,261 | S$394,445 | S$427,192 | S$434,663 |
| 10 years | 45 years | S$339,265 | S$413,563 | S$485,080 | S$502,196 |
| 20 years | 35 years | S$298,250 | S$443,185 | S$609,718 | S$653,504 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.