Blk 223A Jurong East St 21
Project page · 99-year lease from 1993
Based on 23 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 227 | 19 TO 21 | 120 sqm | S$685,000 | S$5,708 psm | ×1.000 | S$5,708 psm |
| Aug 2026 | Blk 201 | 13 TO 15 | 126 sqm | S$848,000 | S$6,730 psm | ×1.000 | S$6,730 psm |
| Aug 2026 | Blk 288A | 19 TO 21 | 120 sqm | S$852,000 | S$7,100 psm | ×1.000 | S$7,100 psm |
| Jul 2026 | Blk 288D | 19 TO 21 | 123 sqm | S$886,000 | S$7,203 psm | ×1.000 | S$7,203 psm |
| Jun 2026 | Blk 288D | 16 TO 18 | 123 sqm | S$868,000 | S$7,057 psm | ×1.000 | S$7,057 psm |
| May 2026 | Blk 288D | 04 TO 06 | 123 sqm | S$855,000 | S$6,951 psm | ×1.000 | S$6,951 psm |
| May 2026 | Blk 204 | 04 TO 06 | 123 sqm | S$710,000 | S$5,772 psm | ×1.000 | S$5,772 psm |
| May 2026 | Blk 226 | 04 TO 06 | 120 sqm | S$632,000 | S$5,267 psm | ×1.000 | S$5,267 psm |
| May 2026 | Blk 288B | 10 TO 12 | 120 sqm | S$840,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Apr 2026 | Blk 204 | 04 TO 06 | 122 sqm | S$703,000 | S$5,762 psm | ×1.000 | S$5,762 psm |
| Apr 2026 | Blk 288E | 07 TO 09 | 121 sqm | S$778,888 | S$6,437 psm | ×1.000 | S$6,437 psm |
| Mar 2026 | Blk 220 | 22 TO 24 | 118 sqm | S$738,000 | S$6,254 psm | ×0.997 | S$6,236 psm |
| Mar 2026 | Blk 213 | 13 TO 15 | 120 sqm | S$725,000 | S$6,042 psm | ×0.997 | S$6,024 psm |
| Feb 2026 | Blk 220 | 19 TO 21 | 118 sqm | S$695,000 | S$5,890 psm | ×0.997 | S$5,872 psm |
| Feb 2026 | Blk 220 | 10 TO 12 | 118 sqm | S$650,000 | S$5,508 psm | ×0.997 | S$5,492 psm |
| Jan 2026 | Blk 288D | 19 TO 21 | 123 sqm | S$840,000 | S$6,829 psm | ×0.997 | S$6,809 psm |
| Jan 2026 | Blk 201 | 22 TO 24 | 120 sqm | S$890,000 | S$7,417 psm | ×0.997 | S$7,395 psm |
| Jan 2026 | Blk 219A | 19 TO 21 | 118 sqm | S$782,000 | S$6,627 psm | ×0.997 | S$6,608 psm |
| Jan 2026 | Blk 223A | 10 TO 12 | 135 sqm | S$723,000 | S$5,356 psm | ×0.997 | S$5,340 psm |
| Jan 2026 | Blk 288D | 10 TO 12 | 123 sqm | S$850,000 | S$6,911 psm | ×0.997 | S$6,890 psm |
| Dec 2025 | Blk 238 | 04 TO 06 | 120 sqm | S$685,000 | S$5,708 psm | ×0.996 | S$5,686 psm |
| Dec 2025 | Blk 213 | 19 TO 21 | 120 sqm | S$738,000 | S$6,150 psm | ×0.996 | S$6,126 psm |
| Nov 2025 | Blk 212 | 07 TO 09 | 120 sqm | S$680,000 | S$5,667 psm | ×0.996 | S$5,644 psm |
How accurate is this estimate for Jurong East St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 91 sales in Jurong East St 21 since.
- Median error
- 4.2%
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.
5.42% gross yield
S$45,600 of rent a year against the estimate above · 0.26 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 79 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 228 | 5 ROOM | S$4,500 |
| Sept 2026 | 228 | 5 ROOM | S$4,300 |
| Sept 2026 | 219A | 5 ROOM | S$3,800 |
| Sept 2026 | 230 | 5 ROOM | S$3,400 |
| Aug 2026 | 288A | 5 ROOM | S$4,200 |
| Aug 2026 | 234 | 5 ROOM | S$3,900 |
| Aug 2026 | 226 | 5 ROOM | S$3,700 |
| Aug 2026 | 288A | 5 ROOM | S$3,600 |
median of 79 HDB rental approvals for 5 ROOM on Jurong East St 21 since 2025-10.
Buying or selling at S$841,832?
Buying: Stamp duty on S$841,832 · Cash and CPF needed on S$841,832 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$841,832.
Each opens with this figure filled in; change anything there.
Primary schools near 223a Jurong East St 21
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
- Yuhua Primary School · 421 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 484 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 829 m · no 2025 Phase 2C ballot
1 to 2 km
- Pioneer Primary School · 1,434 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,622 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,738 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 223A · 5 ROOM · 10 TO 12 · Model A · 66 years left | 135 sqm | S$723,000 | S$5,356 psm |
| Aug 2025 | Blk 223A · 5 ROOM · 01 TO 03 · Model A · 67 years left | 135 sqm | S$720,000 | S$5,333 psm |
| Sept 2024 | Blk 223A · EXECUTIVE · 01 TO 03 · Apartment · 68 years left excluded: outlier | 162 sqm | S$900,000 | S$5,556 psm |
| Dec 2023 | Blk 223A · EXECUTIVE · 07 TO 09 · Apartment · 69 years left excluded: outlier | 162 sqm | S$910,000 | S$5,617 psm |
Showing 4 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 223A · EXECUTIVE | S$5,950 | — |
| Oct 2025 | Blk 223A · 5 ROOM | S$3,800 | — |
| Sept 2025 | Blk 223A · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 223A · EXECUTIVE | S$3,800 | — |
| May 2025 | Blk 223A · 5 ROOM | S$4,100 | — |
| May 2024 | Blk 223A · 5 ROOM | S$4,100 | — |
| Oct 2023 | Blk 223A · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 223A · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 223A · EXECUTIVE | S$3,500 | — |
| Jun 2023 | Blk 223A · 5 ROOM | S$4,100 | — |
| May 2023 | Blk 223A · 5 ROOM | S$3,500 | — |
| Jun 2022 | Blk 223A · 5 ROOM | S$3,300 | — |
| Nov 2021 | Blk 223A · 5 ROOM | S$2,300 | — |
| Jul 2021 | Blk 223A · EXECUTIVE | S$2,700 | — |
| Jun 2021 | Blk 223A · 5 ROOM | S$2,300 | — |
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 65 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 | 60 years | S$815,548 | S$900,431 | S$975,184 | S$992,239 |
| 10 years | 55 years | S$786,836 | S$959,149 | S$1,125,016 | S$1,164,710 |
| 20 years | 45 years | S$713,276 | S$1,059,891 | S$1,458,163 | S$1,562,876 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.