Blk 422 Jurong West St 42
Project page · 99-year lease from 1985
Based on 5 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 418 | 01 TO 03 | 71 sqm | S$393,000 | S$5,535 psm | ×1.000 | S$5,535 psm |
| Jun 2026 | Blk 422 | 04 TO 06 | 64 sqm | S$368,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| Feb 2026 | Blk 421 | 04 TO 06 | 64 sqm | S$380,000 | S$5,938 psm | ×0.997 | S$5,920 psm |
| Jan 2026 | Blk 417 | 04 TO 06 | 64 sqm | S$370,000 | S$5,781 psm | ×0.997 | S$5,764 psm |
| Nov 2025 | Blk 421 | 07 TO 09 | 64 sqm | S$403,888 | S$6,311 psm | ×0.996 | S$6,286 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.
8.13% gross yield
S$30,000 of rent a year against the estimate above · 0.32 points above flats like it
Homes like this rent for about S$2,500 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 421 | 3 ROOM | S$2,800 |
| Sept 2026 | 417 | 3 ROOM | S$2,700 |
| Sept 2026 | 447 | 3 ROOM | S$2,500 |
| Aug 2026 | 434 | 3 ROOM | S$2,750 |
| Jun 2026 | 422 | 3 ROOM | S$2,400 |
| May 2026 | 417 | 3 ROOM | S$2,000 |
| Apr 2026 | 417 | 3 ROOM | S$2,900 |
| Apr 2026 | 417 | 3 ROOM | S$2,000 |
median of 19 HDB rental approvals for 3 ROOM on Jurong West St 42 since 2025-10.
Buying or selling at S$368,909?
Buying: Stamp duty on S$368,909 · Cash and CPF needed on S$368,909 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$368,909.
Each opens with this figure filled in; change anything there.
Primary schools near 422 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 · 447 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 682 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 803 m · no 2025 Phase 2C ballot
- Rulang Primary School · 849 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Princess Elizabeth Primary School · 1,502 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,515 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,618 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,734 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,796 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 422 · 3 ROOM · 04 TO 06 · Simplified · 58 years left | 64 sqm | S$368,000 | S$5,750 psm |
| Mar 2026 | Blk 422 · 3 ROOM · 07 TO 09 · Simplified · 58 years left excluded: outlier | 64 sqm | S$360,000 | S$5,625 psm |
| Nov 2025 | Blk 422 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Jun 2025 | Blk 422 · 3 ROOM · 01 TO 03 · Simplified · 59 years left | 64 sqm | S$395,000 | S$6,172 psm |
| Jun 2024 | Blk 422 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$374,000 | S$5,844 psm |
| Jan 2024 | Blk 422 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$365,000 | S$5,703 psm |
| Dec 2023 | Blk 422 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$365,000 | S$5,703 psm |
| Sept 2023 | Blk 422 · 4 ROOM · 07 TO 09 · Simplified · 61 years left excluded: outlier | 84 sqm | S$460,000 | S$5,476 psm |
| Aug 2023 | Blk 422 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$353,800 | S$5,528 psm |
| May 2023 | Blk 422 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 89 sqm | S$450,000 | S$5,056 psm |
| Dec 2022 | Blk 422 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$415,000 | S$4,940 psm |
| Oct 2022 | Blk 422 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$330,000 | S$5,156 psm |
Showing 12 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 422 · 3 ROOM | S$2,400 | — |
| Oct 2025 | Blk 422 · 3 ROOM | S$2,200 | — |
| Aug 2025 | Blk 422 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 422 · 3 ROOM | S$2,400 | — |
| Apr 2025 | Blk 422 · 4 ROOM | S$2,350 | — |
| Apr 2025 | Blk 422 · 3 ROOM | S$2,000 | — |
| Aug 2024 | Blk 422 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 422 · 3 ROOM | S$1,800 | — |
| Oct 2023 | Blk 422 · 3 ROOM | S$1,600 | — |
| Aug 2023 | Blk 422 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 422 · 3 ROOM | S$1,800 | — |
| Apr 2023 | Blk 422 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 422 · 3 ROOM | S$2,800 | — |
| Jun 2022 | Blk 422 · 4 ROOM | S$1,900 | — |
| May 2022 | Blk 422 · 3 ROOM | S$2,600 | — |
| Oct 2021 | Blk 422 · 3 ROOM | S$1,500 | — |
| Aug 2021 | Blk 422 · 3 ROOM | S$2,550 | — |
| Aug 2021 | Blk 422 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 422 · 3 ROOM | S$1,650 | — |
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$352,159 | S$388,812 | S$421,091 | S$428,455 |
| 10 years | 47 years | S$334,420 | S$407,656 | S$478,152 | S$495,023 |
| 20 years | 37 years | S$293,991 | S$436,855 | S$601,010 | S$644,170 |
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.