Blk 411 Jurong West St 42
Project page · 99-year lease from 1984
Based on 34 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 449 | 04 TO 06 | 104 sqm | S$478,000 | S$4,596 psm | ×1.000 | S$4,596 psm |
| Sept 2026 | Blk 449 | 10 TO 12 | 104 sqm | S$513,000 | S$4,933 psm | ×1.000 | S$4,933 psm |
| Sept 2026 | Blk 433 | 10 TO 12 | 103 sqm | S$465,000 | S$4,515 psm | ×1.000 | S$4,515 psm |
| Sept 2026 | Blk 543 | 10 TO 12 | 108 sqm | S$465,000 | S$4,306 psm | ×1.000 | S$4,306 psm |
| Sept 2026 | Blk 550 | 13 TO 15 | 103 sqm | S$500,000 | S$4,854 psm | ×1.000 | S$4,854 psm |
| Aug 2026 | Blk 404 | 07 TO 09 | 104 sqm | S$496,888 | S$4,778 psm | ×1.000 | S$4,778 psm |
| Aug 2026 | Blk 450 | 04 TO 06 | 107 sqm | S$495,000 | S$4,626 psm | ×1.000 | S$4,626 psm |
| Jul 2026 | Blk 546 | 10 TO 12 | 103 sqm | S$518,000 | S$5,029 psm | ×1.000 | S$5,029 psm |
| Jul 2026 | Blk 417 | 10 TO 12 | 89 sqm | S$483,000 | S$5,427 psm | ×1.000 | S$5,427 psm |
| Jul 2026 | Blk 550 | 04 TO 06 | 103 sqm | S$465,000 | S$4,515 psm | ×1.000 | S$4,515 psm |
| Jul 2026 | Blk 449 | 04 TO 06 | 103 sqm | S$486,000 | S$4,718 psm | ×1.000 | S$4,718 psm |
| Jun 2026 | Blk 411 | 04 TO 06 | 104 sqm | S$460,000 | S$4,423 psm | ×1.000 | S$4,423 psm |
| May 2026 | Blk 411 | 07 TO 09 | 104 sqm | S$460,000 | S$4,423 psm | ×1.000 | S$4,423 psm |
| May 2026 | Blk 446 | 01 TO 03 | 103 sqm | S$485,000 | S$4,709 psm | ×1.000 | S$4,709 psm |
| May 2026 | Blk 402 | 04 TO 06 | 103 sqm | S$477,888 | S$4,640 psm | ×1.000 | S$4,640 psm |
| Apr 2026 | Blk 451 | 01 TO 03 | 103 sqm | S$500,000 | S$4,854 psm | ×1.000 | S$4,854 psm |
| Apr 2026 | Blk 412 | 04 TO 06 | 103 sqm | S$465,000 | S$4,515 psm | ×1.000 | S$4,515 psm |
| Mar 2026 | Blk 557 | 10 TO 12 | 104 sqm | S$538,000 | S$5,173 psm | ×0.997 | S$5,158 psm |
| Mar 2026 | Blk 546 | 04 TO 06 | 104 sqm | S$498,888 | S$4,797 psm | ×0.997 | S$4,783 psm |
| Feb 2026 | Blk 447 | 10 TO 12 | 103 sqm | S$535,000 | S$5,194 psm | ×0.997 | S$5,179 psm |
| Feb 2026 | Blk 406 | 07 TO 09 | 106 sqm | S$498,000 | S$4,698 psm | ×0.997 | S$4,684 psm |
| Jan 2026 | Blk 412 | 10 TO 12 | 103 sqm | S$500,000 | S$4,854 psm | ×0.997 | S$4,840 psm |
| Jan 2026 | Blk 449 | 07 TO 09 | 103 sqm | S$515,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Jan 2026 | Blk 408 | 07 TO 09 | 110 sqm | S$508,888 | S$4,626 psm | ×0.997 | S$4,613 psm |
| Jan 2026 | Blk 413 | 10 TO 12 | 105 sqm | S$530,000 | S$5,048 psm | ×0.997 | S$5,033 psm |
| Jan 2026 | Blk 414 | 04 TO 06 | 104 sqm | S$490,000 | S$4,712 psm | ×0.997 | S$4,698 psm |
| Dec 2025 | Blk 414 | 07 TO 09 | 104 sqm | S$520,000 | S$5,000 psm | ×0.996 | S$4,980 psm |
| Dec 2025 | Blk 455 | 01 TO 03 | 103 sqm | S$540,000 | S$5,243 psm | ×0.996 | S$5,222 psm |
| Dec 2025 | Blk 545 | 07 TO 09 | 108 sqm | S$535,000 | S$4,954 psm | ×0.996 | S$4,934 psm |
| Dec 2025 | Blk 554 | 07 TO 09 | 104 sqm | S$556,888 | S$5,355 psm | ×0.996 | S$5,334 psm |
| Nov 2025 | Blk 449 | 04 TO 06 | 108 sqm | S$520,000 | S$4,815 psm | ×0.996 | S$4,796 psm |
| Nov 2025 | Blk 422 | 04 TO 06 | 92 sqm | S$480,000 | S$5,217 psm | ×0.996 | S$5,197 psm |
| Nov 2025 | Blk 448 | 04 TO 06 | 103 sqm | S$501,000 | S$4,864 psm | ×0.996 | S$4,845 psm |
| Nov 2025 | Blk 557 | 10 TO 12 | 104 sqm | S$520,000 | S$5,000 psm | ×0.996 | S$4,980 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.
7.78% gross yield
S$39,000 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 82 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 |
|---|---|---|---|
| Sept 2026 | 447 | 4 ROOM | S$3,800 |
| Sept 2026 | 448 | 4 ROOM | S$3,800 |
| Sept 2026 | 454 | 4 ROOM | S$3,500 |
| Sept 2026 | 404 | 4 ROOM | S$3,400 |
| Sept 2026 | 450 | 4 ROOM | S$3,300 |
| Sept 2026 | 550 | 4 ROOM | S$3,200 |
| Sept 2026 | 414 | 4 ROOM | S$3,000 |
| Sept 2026 | 412 | 4 ROOM | S$2,700 |
median of 82 HDB rental approvals for 4 ROOM on Jurong West St 42 since 2025-10.
Buying or selling at S$501,069?
Buying: Stamp duty on S$501,069 · Cash and CPF needed on S$501,069 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$501,069.
Each opens with this figure filled in; change anything there.
Primary schools near 411 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 · 684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 778 m · no 2025 Phase 2C ballot
- Rulang Primary School · 961 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jurong Primary School · 969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Boon Lay Garden Primary School · 1,710 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,779 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,891 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 104 sqm | S$460,000 | S$4,423 psm |
| May 2026 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 104 sqm | S$460,000 | S$4,423 psm |
| Jan 2026 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 58 years left excluded: outlier | 103 sqm | S$450,000 | S$4,369 psm |
| Aug 2025 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Mar 2025 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Jan 2025 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Nov 2024 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$495,000 | S$4,806 psm |
| Nov 2024 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Jan 2024 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 103 sqm | S$430,000 | S$4,175 psm |
| Jul 2023 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 104 sqm | S$450,000 | S$4,327 psm |
| Jan 2023 | Blk 411 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 103 sqm | S$445,000 | S$4,320 psm |
| Dec 2021 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$428,000 | S$4,115 psm |
Showing 12 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 411 · 4 ROOM | S$2,200 | — |
| Mar 2025 | Blk 411 · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 411 · 4 ROOM | S$3,700 | — |
| Jul 2024 | Blk 411 · 4 ROOM | S$1,900 | — |
| Nov 2023 | Blk 411 · 4 ROOM | S$3,800 | — |
| Nov 2023 | Blk 411 · 4 ROOM | S$3,400 | — |
| Mar 2023 | Blk 411 · 4 ROOM | S$3,300 | — |
| Nov 2022 | Blk 411 · 4 ROOM | S$3,800 | — |
| Jul 2022 | Blk 411 · 4 ROOM | S$1,900 | — |
| Jun 2022 | Blk 411 · 4 ROOM | S$2,700 | — |
| Mar 2021 | Blk 411 · 4 ROOM | S$2,500 | — |
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$478,318 | S$528,102 | S$571,945 | S$581,947 |
| 10 years | 46 years | S$454,224 | S$553,697 | S$649,448 | S$672,363 |
| 20 years | 36 years | S$399,312 | S$593,356 | S$816,320 | S$874,941 |
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.