Blk 328 Jurong East St 31
Project page · 99-year lease from 1984
Based on 4 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 317 | 07 TO 09 | 135 sqm | S$668,800 | S$4,954 psm | ×1.000 | S$4,954 psm |
| Mar 2026 | Blk 320 | 07 TO 09 | 135 sqm | S$670,000 | S$4,963 psm | ×0.997 | S$4,948 psm |
| Dec 2025 | Blk 322 | 07 TO 09 | 121 sqm | S$640,000 | S$5,289 psm | ×0.996 | S$5,268 psm |
| Nov 2025 | Blk 328 | 07 TO 09 | 135 sqm | S$668,000 | S$4,948 psm | ×0.996 | S$4,929 psm |
How accurate is this estimate for Jurong East St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Jurong East St 31 since.
- Median error
- 4.5%
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.
6.67% gross yield
S$44,400 of rent a year against the estimate above · 0.79 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 12 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 | 320 | 5 ROOM | S$4,000 |
| Aug 2026 | 317 | 5 ROOM | S$3,500 |
| Jul 2026 | 328 | 5 ROOM | S$5,300 |
| Jul 2026 | 324 | 5 ROOM | S$3,800 |
| Jul 2026 | 328 | 5 ROOM | S$3,500 |
| Jun 2026 | 317 | 5 ROOM | S$3,850 |
| Jun 2026 | 317 | 5 ROOM | S$3,800 |
| Apr 2026 | 320 | 5 ROOM | S$3,200 |
median of 12 HDB rental approvals for 5 ROOM on Jurong East St 31 since 2025-10.
Buying or selling at S$665,936?
Buying: Stamp duty on S$665,936 · Cash and CPF needed on S$665,936 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$665,936.
Each opens with this figure filled in; change anything there.
Primary schools near 328 Jurong East St 31
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 · 277 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 582 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 780 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Princess Elizabeth Primary School · 1,099 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rulang Primary School · 1,205 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,343 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,521 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,720 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 328 · 4 ROOM · 10 TO 12 · Model A · 57 years left | 105 sqm | S$543,000 | S$5,171 psm |
| Nov 2025 | Blk 328 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 135 sqm | S$668,000 | S$4,948 psm |
| Jul 2024 | Blk 328 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 135 sqm | S$645,000 | S$4,778 psm |
| Jul 2023 | Blk 328 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 135 sqm | S$570,000 | S$4,222 psm |
| Oct 2021 | Blk 328 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 134 sqm | S$575,000 | S$4,291 psm |
Showing 5 of 28.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 328 · 5 ROOM | S$5,300 | — |
| Jul 2026 | Blk 328 · 5 ROOM | S$3,500 | — |
| May 2026 | Blk 328 · 4 ROOM | S$2,750 | — |
| Feb 2026 | Blk 328 · 5 ROOM | S$3,600 | — |
| Jul 2025 | Blk 328 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 328 · 4 ROOM | S$3,600 | — |
| Apr 2025 | Blk 328 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 328 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 328 · 5 ROOM | S$3,600 | — |
| Apr 2023 | Blk 328 · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 328 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 328 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 328 · 5 ROOM | S$2,300 | — |
| May 2021 | Blk 328 · 4 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 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$635,700 | S$701,864 | S$760,133 | S$773,427 |
| 10 years | 46 years | S$603,679 | S$735,881 | S$863,137 | S$893,592 |
| 20 years | 36 years | S$530,698 | S$788,589 | S$1,084,915 | S$1,162,825 |
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.