Blk 312 Jurong East St 32
Project page · 99-year lease from 1984
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 306 | 01 TO 03 | 94 sqm | S$452,500 | S$4,814 psm | ×1.000 | S$4,814 psm |
| Jul 2026 | Blk 311 | 04 TO 06 | 104 sqm | S$540,000 | S$5,192 psm | ×1.000 | S$5,192 psm |
| Jul 2026 | Blk 306 | 04 TO 06 | 94 sqm | S$458,000 | S$4,872 psm | ×1.000 | S$4,872 psm |
| Jul 2026 | Blk 316 | 07 TO 09 | 104 sqm | S$523,000 | S$5,029 psm | ×1.000 | S$5,029 psm |
| May 2026 | Blk 312 | 07 TO 09 | 105 sqm | S$480,000 | S$4,571 psm | ×1.000 | S$4,571 psm |
| Mar 2026 | Blk 307 | 07 TO 09 | 103 sqm | S$548,888 | S$5,329 psm | ×0.997 | S$5,313 psm |
| Mar 2026 | Blk 308 | 07 TO 09 | 111 sqm | S$570,000 | S$5,135 psm | ×0.997 | S$5,120 psm |
| Feb 2026 | Blk 301 | 10 TO 12 | 94 sqm | S$520,000 | S$5,532 psm | ×0.997 | S$5,516 psm |
| Feb 2026 | Blk 316 | 10 TO 12 | 105 sqm | S$588,000 | S$5,600 psm | ×0.997 | S$5,583 psm |
| Jan 2026 | Blk 313 | 10 TO 12 | 104 sqm | S$565,000 | S$5,433 psm | ×0.997 | S$5,417 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.
7.54% gross yield
S$40,800 of rent a year against the estimate above · 0.48 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Aug 2026 | 306 | 4 ROOM | S$3,350 |
| Aug 2026 | 304 | 4 ROOM | S$3,200 |
| Jul 2026 | 315 | 4 ROOM | S$4,300 |
| Jul 2026 | 312 | 4 ROOM | S$3,600 |
| Jun 2026 | 315 | 4 ROOM | S$3,400 |
| Jun 2026 | 311 | 4 ROOM | S$3,300 |
| Jun 2026 | 308 | 4 ROOM | S$3,150 |
| May 2026 | 308 | 4 ROOM | S$3,500 |
median of 21 HDB rental approvals for 4 ROOM on Jurong East St 32 since 2025-10.
Buying or selling at S$541,396?
Buying: Stamp duty on S$541,396 · Cash and CPF needed on S$541,396 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$541,396.
Each opens with this figure filled in; change anything there.
Primary schools near 312 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 · 139 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 763 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yuhua Primary School · 994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Fuhua Primary School · 1,165 m · no 2025 Phase 2C ballot
- Rulang Primary School · 1,429 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,756 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 312 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 105 sqm | S$480,000 | S$4,571 psm |
| Nov 2024 | Blk 312 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 106 sqm | S$520,000 | S$4,906 psm |
| Jan 2024 | Blk 312 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 132 sqm | S$635,000 | S$4,811 psm |
| Oct 2023 | Blk 312 · 4 ROOM · 01 TO 03 · Model A · 60 years left excluded: outlier | 106 sqm | S$420,000 | S$3,962 psm |
| Apr 2023 | Blk 312 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 105 sqm | S$520,000 | S$4,952 psm |
| Mar 2023 | Blk 312 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 106 sqm | S$490,000 | S$4,623 psm |
| Feb 2023 | Blk 312 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Jan 2023 | Blk 312 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 135 sqm | S$640,000 | S$4,741 psm |
| Jan 2023 | Blk 312 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 105 sqm | S$456,888 | S$4,351 psm |
| Jun 2022 | Blk 312 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 135 sqm | S$638,000 | S$4,726 psm |
| Mar 2022 | Blk 312 · 4 ROOM · 13 TO 15 · Model A · 62 years left excluded: outlier | 106 sqm | S$525,000 | S$4,953 psm |
Showing 11 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 312 · 5 ROOM | S$1,700 | — |
| Jul 2026 | Blk 312 · 4 ROOM | S$3,600 | — |
| Mar 2026 | Blk 312 · 4 ROOM | S$3,400 | — |
| Mar 2026 | Blk 312 · 5 ROOM | S$3,000 | — |
| Jan 2026 | Blk 312 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 312 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 312 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 312 · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 312 · 5 ROOM | S$3,400 | — |
| Nov 2024 | Blk 312 · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 312 · 5 ROOM | S$3,400 | — |
| Oct 2024 | Blk 312 · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 312 · 5 ROOM | S$1,700 | — |
| Apr 2024 | Blk 312 · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 312 · 5 ROOM | S$3,400 | — |
| Feb 2024 | Blk 312 · 5 ROOM | S$1,700 | — |
| Jan 2024 | Blk 312 · 5 ROOM | S$2,300 | — |
| Oct 2023 | Blk 312 · 4 ROOM | S$4,100 | — |
| Jul 2023 | Blk 312 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 312 · 4 ROOM | S$3,200 | — |
| Feb 2023 | Blk 312 · 4 ROOM | S$2,800 | — |
| Dec 2022 | Blk 312 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 312 · 4 ROOM | S$2,500 | — |
| Nov 2022 | Blk 312 · 5 ROOM | S$1,800 | — |
| Oct 2022 | Blk 312 · 5 ROOM | S$2,900 | — |
| Mar 2022 | Blk 312 · 5 ROOM | S$2,300 | — |
| Feb 2022 | Blk 312 · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 312 · 5 ROOM | S$2,200 | — |
| Dec 2021 | Blk 312 · 4 ROOM | S$3,100 | — |
| Dec 2021 | Blk 312 · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 312 · 4 ROOM | S$1,950 | — |
| Nov 2021 | Blk 312 · 5 ROOM | S$1,800 | — |
| Feb 2021 | Blk 312 · 4 ROOM | S$2,100 | — |
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 56 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 | 51 years | S$516,814 | S$570,605 | S$617,976 | S$628,784 |
| 10 years | 46 years | S$490,781 | S$598,260 | S$701,717 | S$726,476 |
| 20 years | 36 years | S$431,449 | S$641,111 | S$882,018 | S$945,358 |
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.