Blk 332 Jurong East Ave 1
Project page · 99-year lease from 1985
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 332 | 04 TO 06 | 134 sqm | S$605,000 | S$4,515 psm | ×1.000 | S$4,515 psm |
| Jul 2026 | Blk 332 | 13 TO 15 | 134 sqm | S$685,000 | S$5,112 psm | ×1.000 | S$5,112 psm |
| May 2026 | Blk 332 | 04 TO 06 | 134 sqm | S$650,000 | S$4,851 psm | ×1.000 | S$4,851 psm |
How accurate is this estimate for Jurong East Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Jurong East Ave 1 since.
- Median error
- 2.6%
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.
7.36% gross yield
S$48,000 of rent a year against the estimate above · 1.48 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 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 |
|---|---|---|---|
| Jul 2026 | 331 | 5 ROOM | S$4,400 |
| Jul 2026 | 331 | 5 ROOM | S$4,000 |
| May 2026 | 331 | 5 ROOM | S$4,000 |
| Apr 2026 | 332 | 5 ROOM | S$3,200 |
| Mar 2026 | 332 | 5 ROOM | S$3,550 |
median of 5 HDB rental approvals for 5 ROOM on Jurong East Ave 1 since 2025-10.
Buying or selling at S$652,426?
Buying: Stamp duty on S$652,426 · Cash and CPF needed on S$652,426 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$652,426.
Each opens with this figure filled in; change anything there.
Primary schools near 332 Jurong East Ave 1
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 · 384 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 390 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 887 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Princess Elizabeth Primary School · 1,116 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,297 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,454 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,726 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 332 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 134 sqm | S$605,000 | S$4,515 psm |
| Jul 2026 | Blk 332 · 5 ROOM · 13 TO 15 · Model A · 58 years left | 134 sqm | S$685,000 | S$5,112 psm |
| May 2026 | Blk 332 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 134 sqm | S$650,000 | S$4,851 psm |
| Sept 2025 | Blk 332 · 5 ROOM · 07 TO 09 · Model A · 59 years left | 135 sqm | S$672,000 | S$4,978 psm |
| Jul 2025 | Blk 332 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 106 sqm | S$553,000 | S$5,217 psm |
| Feb 2025 | Blk 332 · 4 ROOM · 01 TO 03 · Model A · 60 years left excluded: outlier | 106 sqm | S$480,000 | S$4,528 psm |
| Jul 2024 | Blk 332 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 135 sqm | S$645,000 | S$4,778 psm |
| Apr 2024 | Blk 332 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 106 sqm | S$518,000 | S$4,887 psm |
| Aug 2022 | Blk 332 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 106 sqm | S$445,000 | S$4,198 psm |
| Aug 2022 | Blk 332 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 106 sqm | S$410,000 | S$3,868 psm |
| Jul 2022 | Blk 332 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 134 sqm | S$583,000 | S$4,351 psm |
| Jan 2022 | Blk 332 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 106 sqm | S$406,000 | S$3,830 psm |
Showing 12 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 332 · 5 ROOM | S$3,200 | — |
| Mar 2026 | Blk 332 · 5 ROOM | S$3,550 | — |
| Dec 2025 | Blk 332 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 332 · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 332 · 4 ROOM | S$1,500 | — |
| May 2024 | Blk 332 · 5 ROOM | S$3,550 | — |
| May 2024 | Blk 332 · 5 ROOM | S$3,200 | — |
| Sept 2023 | Blk 332 · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 332 · 5 ROOM | S$3,200 | — |
| Jan 2023 | Blk 332 · 4 ROOM | S$850 | — |
| Dec 2022 | Blk 332 · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 332 · 4 ROOM | S$2,700 | — |
| Aug 2021 | Blk 332 · 5 ROOM | S$2,500 | — |
| Aug 2021 | Blk 332 · 5 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 57 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 | 52 years | S$622,803 | S$687,625 | S$744,711 | S$757,735 |
| 10 years | 47 years | S$591,431 | S$720,951 | S$845,626 | S$875,463 |
| 20 years | 37 years | S$519,931 | S$772,590 | S$1,062,904 | S$1,139,233 |
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.