Blk 444 Jurong West Ave 1
Project page · 99-year lease from 1985
Based on 9 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 443 | 04 TO 06 | 133 sqm | S$650,000 | S$4,887 psm | ×1.000 | S$4,887 psm |
| Jul 2026 | Blk 443 | 07 TO 09 | 135 sqm | S$680,000 | S$5,037 psm | ×1.000 | S$5,037 psm |
| May 2026 | Blk 444 | 10 TO 12 | 133 sqm | S$660,000 | S$4,962 psm | ×1.000 | S$4,962 psm |
| Apr 2026 | Blk 437 | 04 TO 06 | 133 sqm | S$600,000 | S$4,511 psm | ×1.000 | S$4,511 psm |
| Apr 2026 | Blk 444 | 01 TO 03 | 133 sqm | S$630,000 | S$4,737 psm | ×1.000 | S$4,737 psm |
| Feb 2026 | Blk 437 | 10 TO 12 | 133 sqm | S$660,000 | S$4,962 psm | ×0.997 | S$4,948 psm |
| Jan 2026 | Blk 437 | 04 TO 06 | 135 sqm | S$610,000 | S$4,519 psm | ×0.997 | S$4,505 psm |
| Jan 2026 | Blk 427 | 01 TO 03 | 135 sqm | S$605,000 | S$4,481 psm | ×0.997 | S$4,468 psm |
| Nov 2025 | Blk 436 | 04 TO 06 | 135 sqm | S$620,000 | S$4,593 psm | ×0.996 | S$4,575 psm |
How accurate is this estimate for Jurong West Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Jurong West Ave 1 since.
- Median error
- 4.2%
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.
6.67% gross yield
S$42,000 of rent a year against the estimate above · 0.79 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 17 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 | 426 | 5 ROOM | S$4,100 |
| Sept 2026 | 437 | 5 ROOM | S$3,500 |
| Aug 2026 | 437 | 5 ROOM | S$3,800 |
| Aug 2026 | 437 | 5 ROOM | S$3,500 |
| May 2026 | 426 | 5 ROOM | S$3,700 |
| May 2026 | 436 | 5 ROOM | S$3,100 |
| Apr 2026 | 427 | 5 ROOM | S$3,600 |
| Mar 2026 | 444 | 5 ROOM | S$4,000 |
median of 17 HDB rental approvals for 5 ROOM on Jurong West Ave 1 since 2025-10.
Buying or selling at S$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 444 Jurong West Ave 1
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 · 479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 509 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Boon Lay Garden Primary School · 1,113 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,228 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,417 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,448 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,483 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 444 · 5 ROOM · 10 TO 12 · Model A · 58 years left | 133 sqm | S$660,000 | S$4,962 psm |
| Apr 2026 | Blk 444 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 133 sqm | S$630,000 | S$4,737 psm |
| Sept 2025 | Blk 444 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 135 sqm | S$663,000 | S$4,911 psm |
| May 2025 | Blk 444 · 5 ROOM · 07 TO 09 · Model A · 59 years left | 133 sqm | S$630,000 | S$4,737 psm |
| Mar 2024 | Blk 444 · 5 ROOM · 13 TO 15 · Model A · 60 years left | 133 sqm | S$620,000 | S$4,662 psm |
| Dec 2023 | Blk 444 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 135 sqm | S$590,000 | S$4,370 psm |
| Jul 2023 | Blk 444 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 133 sqm | S$580,000 | S$4,361 psm |
| May 2023 | Blk 444 · 5 ROOM · 01 TO 03 · Model A · 61 years left excluded: outlier | 135 sqm | S$535,000 | S$3,963 psm |
| Jan 2023 | Blk 444 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 111 sqm | S$468,000 | S$4,216 psm |
| Oct 2021 | Blk 444 · 5 ROOM · 04 TO 06 · Model A · 63 years left | 133 sqm | S$500,000 | S$3,759 psm |
Showing 10 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 444 · 5 ROOM | S$4,000 | — |
| Nov 2025 | Blk 444 · 5 ROOM | S$3,200 | — |
| Oct 2025 | Blk 444 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 444 · 5 ROOM | S$4,200 | — |
| Aug 2024 | Blk 444 · 5 ROOM | S$3,900 | — |
| Mar 2024 | Blk 444 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 444 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 444 · 5 ROOM | S$4,300 | — |
| Mar 2023 | Blk 444 · 5 ROOM | S$4,200 | — |
| Mar 2022 | Blk 444 · 5 ROOM | S$2,700 | — |
| Oct 2021 | Blk 444 · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 444 · 5 ROOM | S$1,900 | — |
| Jul 2021 | Blk 444 · 5 ROOM | S$2,200 | — |
| Jan 2021 | Blk 444 · 5 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 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$601,395 | S$663,989 | S$719,113 | S$731,689 |
| 10 years | 47 years | S$571,102 | S$696,170 | S$816,559 | S$845,370 |
| 20 years | 37 years | S$502,059 | S$746,034 | S$1,026,368 | S$1,100,074 |
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.