Blk 402 Jurong West St 42
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 402 | 04 TO 06 | 133 sqm | S$593,000 | S$4,459 psm | ×1.000 | S$4,459 psm |
| Jun 2026 | Blk 402 | 01 TO 03 | 134 sqm | S$560,000 | S$4,179 psm | ×1.000 | S$4,179 psm |
| Apr 2026 | Blk 402 | 07 TO 09 | 133 sqm | S$600,000 | S$4,511 psm | ×1.000 | S$4,511 psm |
How accurate is this estimate for Jurong West St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 108 sales in Jurong West St 42 since.
- Median error
- 3.4%
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.
7.03% gross yield
S$42,000 of rent a year against the estimate above · 1.15 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 25 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 | 553 | 5 ROOM | S$3,500 |
| Sept 2026 | 452 | 5 ROOM | S$3,400 |
| Aug 2026 | 559 | 5 ROOM | S$4,200 |
| Aug 2026 | 452 | 5 ROOM | S$3,600 |
| Aug 2026 | 415 | 5 ROOM | S$3,500 |
| Aug 2026 | 559 | 5 ROOM | S$3,400 |
| Jul 2026 | 415 | 5 ROOM | S$4,200 |
| Jul 2026 | 552 | 5 ROOM | S$3,800 |
median of 25 HDB rental approvals for 5 ROOM on Jurong West St 42 since 2025-10.
Buying or selling at S$597,459?
Buying: Stamp duty on S$597,459 · Cash and CPF needed on S$597,459 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$597,459.
Each opens with this figure filled in; change anything there.
Primary schools near 402 Jurong West St 42
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
- Shuqun Primary School · 608 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 753 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pioneer Primary School · 1,087 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,216 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,458 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,583 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,636 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 402 · 5 ROOM · 04 TO 06 · Model A · 57 years left | 133 sqm | S$593,000 | S$4,459 psm |
| Jun 2026 | Blk 402 · 5 ROOM · 01 TO 03 · Model A · 57 years left | 134 sqm | S$560,000 | S$4,179 psm |
| May 2026 | Blk 402 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 103 sqm | S$477,888 | S$4,640 psm |
| Apr 2026 | Blk 402 · 5 ROOM · 07 TO 09 · Model A · 57 years left | 133 sqm | S$600,000 | S$4,511 psm |
| Jan 2026 | Blk 402 · 5 ROOM · 01 TO 03 · Model A · 58 years left excluded: outlier | 136 sqm | S$570,000 | S$4,191 psm |
| Jul 2024 | Blk 402 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$490,000 | S$4,757 psm |
| Jun 2024 | Blk 402 · 5 ROOM · 01 TO 03 · Model A · 59 years left excluded: outlier | 134 sqm | S$548,000 | S$4,090 psm |
Showing 7 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 402 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 402 · 5 ROOM | S$3,400 | — |
| Jun 2024 | Blk 402 · 4 ROOM | S$2,000 | — |
| Dec 2023 | Blk 402 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 402 · 4 ROOM | S$3,700 | — |
| Oct 2022 | Blk 402 · 5 ROOM | S$3,500 | — |
| Aug 2022 | Blk 402 · 4 ROOM | S$2,000 | — |
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$570,332 | S$629,693 | S$681,969 | S$693,896 |
| 10 years | 46 years | S$541,603 | S$660,211 | S$774,382 | S$801,705 |
| 20 years | 36 years | S$476,127 | S$707,500 | S$973,354 | S$1,043,253 |
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.