homequant
HDB · 640414

Blk 414 Jurong West St 42

Project page · 99-year lease from 1984

Indicative value range
S$481,473 – S$518,339
Indicative mid S$501,069 · S$4,818 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 44904 TO 06104 sqmS$478,000S$4,596 psm×1.000S$4,596 psm
Sept 2026Blk 44910 TO 12104 sqmS$513,000S$4,933 psm×1.000S$4,933 psm
Sept 2026Blk 43310 TO 12103 sqmS$465,000S$4,515 psm×1.000S$4,515 psm
Sept 2026Blk 54310 TO 12108 sqmS$465,000S$4,306 psm×1.000S$4,306 psm
Sept 2026Blk 55013 TO 15103 sqmS$500,000S$4,854 psm×1.000S$4,854 psm
Aug 2026Blk 40407 TO 09104 sqmS$496,888S$4,778 psm×1.000S$4,778 psm
Aug 2026Blk 45004 TO 06107 sqmS$495,000S$4,626 psm×1.000S$4,626 psm
Jul 2026Blk 54610 TO 12103 sqmS$518,000S$5,029 psm×1.000S$5,029 psm
Jul 2026Blk 41710 TO 1289 sqmS$483,000S$5,427 psm×1.000S$5,427 psm
Jul 2026Blk 55004 TO 06103 sqmS$465,000S$4,515 psm×1.000S$4,515 psm
Jul 2026Blk 44904 TO 06103 sqmS$486,000S$4,718 psm×1.000S$4,718 psm
Jun 2026Blk 41104 TO 06104 sqmS$460,000S$4,423 psm×1.000S$4,423 psm
May 2026Blk 41107 TO 09104 sqmS$460,000S$4,423 psm×1.000S$4,423 psm
May 2026Blk 44601 TO 03103 sqmS$485,000S$4,709 psm×1.000S$4,709 psm
May 2026Blk 40204 TO 06103 sqmS$477,888S$4,640 psm×1.000S$4,640 psm
Apr 2026Blk 45101 TO 03103 sqmS$500,000S$4,854 psm×1.000S$4,854 psm
Apr 2026Blk 41204 TO 06103 sqmS$465,000S$4,515 psm×1.000S$4,515 psm
Mar 2026Blk 55710 TO 12104 sqmS$538,000S$5,173 psm×0.997S$5,158 psm
Mar 2026Blk 54604 TO 06104 sqmS$498,888S$4,797 psm×0.997S$4,783 psm
Feb 2026Blk 44710 TO 12103 sqmS$535,000S$5,194 psm×0.997S$5,179 psm
Feb 2026Blk 40607 TO 09106 sqmS$498,000S$4,698 psm×0.997S$4,684 psm
Jan 2026Blk 41210 TO 12103 sqmS$500,000S$4,854 psm×0.997S$4,840 psm
Jan 2026Blk 44907 TO 09103 sqmS$515,000S$5,000 psm×0.997S$4,985 psm
Jan 2026Blk 40807 TO 09110 sqmS$508,888S$4,626 psm×0.997S$4,613 psm
Jan 2026Blk 41310 TO 12105 sqmS$530,000S$5,048 psm×0.997S$5,033 psm
Jan 2026Blk 41404 TO 06104 sqmS$490,000S$4,712 psm×0.997S$4,698 psm
Dec 2025Blk 41407 TO 09104 sqmS$520,000S$5,000 psm×0.996S$4,980 psm
Dec 2025Blk 45501 TO 03103 sqmS$540,000S$5,243 psm×0.996S$5,222 psm
Dec 2025Blk 54507 TO 09108 sqmS$535,000S$4,954 psm×0.996S$4,934 psm
Dec 2025Blk 55407 TO 09104 sqmS$556,888S$5,355 psm×0.996S$5,334 psm
Nov 2025Blk 44904 TO 06108 sqmS$520,000S$4,815 psm×0.996S$4,796 psm
Nov 2025Blk 42204 TO 0692 sqmS$480,000S$5,217 psm×0.996S$5,197 psm
Nov 2025Blk 44804 TO 06103 sqmS$501,000S$4,864 psm×0.996S$4,845 psm
Nov 2025Blk 55710 TO 12104 sqmS$520,000S$5,000 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 20264474 ROOMS$3,800
Sept 20264484 ROOMS$3,800
Sept 20264544 ROOMS$3,500
Sept 20264044 ROOMS$3,400
Sept 20264504 ROOMS$3,300
Sept 20265504 ROOMS$3,200
Sept 20264144 ROOMS$3,000
Sept 20264124 ROOMS$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 414 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Blk 414 · 4 ROOM · 04 TO 06 · Model A · 58 years left
104 sqmS$490,000S$4,712 psm
Dec 2025
Blk 414 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$520,000S$5,000 psm
Apr 2025
Blk 414 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$460,000S$4,423 psm
Oct 2024
Blk 414 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$506,000S$4,865 psm
Sept 2024
Blk 414 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$488,000S$4,692 psm
Apr 2024
Blk 414 · 4 ROOM · 04 TO 06 · Model A · 60 years left
103 sqmS$452,000S$4,388 psm
Sept 2022
Blk 414 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$438,000S$4,212 psm
See more

Showing 7 of 44.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$478,318S$528,102S$571,945S$581,947
10 years46 yearsS$454,224S$553,697S$649,448S$672,363
20 years36 yearsS$399,312S$593,356S$816,320S$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.