Blk 420 Jurong West St 42
Project page · 99-year lease from 1985
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 420 | 04 TO 06 | 84 sqm | S$438,000 | S$5,214 psm | ×1.000 | S$5,214 psm |
| Jul 2026 | Blk 417 | 10 TO 12 | 89 sqm | S$483,000 | S$5,427 psm | ×1.000 | S$5,427 psm |
| Feb 2026 | Blk 419 | 07 TO 09 | 84 sqm | S$475,000 | S$5,655 psm | ×0.997 | S$5,638 psm |
| Jan 2026 | Blk 421 | 01 TO 03 | 84 sqm | S$450,000 | S$5,357 psm | ×0.997 | S$5,341 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 420 | 04 TO 06 | 84 sqm | S$480,000 | S$5,714 psm | ×0.996 | S$5,692 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.
8.62% gross yield
S$39,000 of rent a year against the estimate above · 1.56 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$452,269?
Buying: Stamp duty on S$452,269 · Cash and CPF needed on S$452,269 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$452,269.
Each opens with this figure filled in; change anything there.
Primary schools near 420 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 · 539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 610 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 712 m · no 2025 Phase 2C ballot
- Rulang Primary School · 943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Princess Elizabeth Primary School · 1,420 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,596 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,672 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,711 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,777 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 58 years left | 84 sqm | S$438,000 | S$5,214 psm |
| Nov 2025 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Sept 2025 | Blk 420 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$500,000 | S$5,952 psm |
| May 2025 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Jan 2025 | Blk 420 · 4 ROOM · 07 TO 09 · Simplified · 59 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Nov 2024 | Blk 420 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Apr 2024 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$448,000 | S$5,333 psm |
| Jan 2024 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 88 sqm | S$468,888 | S$5,328 psm |
| Jun 2022 | Blk 420 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$400,000 | S$4,762 psm |
| May 2022 | Blk 420 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 88 sqm | S$400,000 | S$4,545 psm |
| Mar 2022 | Blk 420 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 88 sqm | S$405,000 | S$4,602 psm |
Showing 11 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 420 · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 420 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 420 · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 420 · 4 ROOM | S$3,400 | — |
| Jan 2026 | Blk 420 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 420 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 420 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 420 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 420 · 4 ROOM | S$3,800 | — |
| Mar 2025 | Blk 420 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 420 · 4 ROOM | S$3,350 | — |
| May 2024 | Blk 420 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 420 · 4 ROOM | S$2,050 | — |
| Mar 2024 | Blk 420 · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 420 · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 420 · 4 ROOM | S$3,000 | — |
| Jan 2023 | Blk 420 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 420 · 4 ROOM | S$2,500 | — |
| Jun 2022 | Blk 420 · 4 ROOM | S$2,300 | — |
| Apr 2022 | Blk 420 · 4 ROOM | S$1,950 | — |
| Mar 2022 | Blk 420 · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 420 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 420 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 420 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 420 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 420 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 420 · 4 ROOM | S$1,600 | — |
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$431,735 | S$476,670 | S$516,243 | S$525,271 |
| 10 years | 47 years | S$409,987 | S$499,772 | S$586,198 | S$606,881 |
| 20 years | 37 years | S$360,423 | S$535,569 | S$736,818 | S$789,730 |
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.