Blk 453 Jurong West St 42
Project page · 99-year lease from 1985
Based on 26 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 552 | 07 TO 09 | 134 sqm | S$665,000 | S$4,963 psm | ×1.000 | S$4,963 psm |
| Oct 2026 | Blk 551 | 04 TO 06 | 134 sqm | S$638,000 | S$4,761 psm | ×1.000 | S$4,761 psm |
| Sept 2026 | Blk 452 | 07 TO 09 | 133 sqm | S$640,000 | S$4,812 psm | ×1.000 | S$4,812 psm |
| Sept 2026 | Blk 551 | 01 TO 03 | 138 sqm | S$645,000 | S$4,674 psm | ×1.000 | S$4,674 psm |
| Aug 2026 | Blk 408 | 04 TO 06 | 139 sqm | S$700,000 | S$5,036 psm | ×1.000 | S$5,036 psm |
| Aug 2026 | Blk 552 | 01 TO 03 | 135 sqm | S$610,000 | S$4,519 psm | ×1.000 | S$4,519 psm |
| Aug 2026 | Blk 408 | 04 TO 06 | 139 sqm | S$710,000 | S$5,108 psm | ×1.000 | S$5,108 psm |
| Jul 2026 | Blk 555 | 04 TO 06 | 134 sqm | S$630,000 | S$4,701 psm | ×1.000 | S$4,701 psm |
| Jul 2026 | Blk 402 | 04 TO 06 | 133 sqm | S$593,000 | S$4,459 psm | ×1.000 | S$4,459 psm |
| Jun 2026 | Blk 402 | 01 TO 03 | 134 sqm | S$560,000 | S$4,179 psm | ×1.000 | S$4,179 psm |
| Jun 2026 | Blk 408 | 10 TO 12 | 139 sqm | S$660,000 | S$4,748 psm | ×1.000 | S$4,748 psm |
| Jun 2026 | Blk 408 | 07 TO 09 | 139 sqm | S$700,000 | S$5,036 psm | ×1.000 | S$5,036 psm |
| May 2026 | Blk 552 | 07 TO 09 | 133 sqm | S$680,000 | S$5,113 psm | ×1.000 | S$5,113 psm |
| May 2026 | Blk 547 | 01 TO 03 | 137 sqm | S$650,000 | S$4,745 psm | ×1.000 | S$4,745 psm |
| Apr 2026 | Blk 547 | 04 TO 06 | 140 sqm | S$730,000 | S$5,214 psm | ×1.000 | S$5,214 psm |
| Apr 2026 | Blk 559 | 04 TO 06 | 139 sqm | S$655,000 | S$4,712 psm | ×1.000 | S$4,712 psm |
| Apr 2026 | Blk 402 | 07 TO 09 | 133 sqm | S$600,000 | S$4,511 psm | ×1.000 | S$4,511 psm |
| Mar 2026 | Blk 559 | 04 TO 06 | 139 sqm | S$750,000 | S$5,396 psm | ×0.997 | S$5,380 psm |
| Feb 2026 | Blk 559 | 10 TO 12 | 139 sqm | S$675,000 | S$4,856 psm | ×0.997 | S$4,842 psm |
| Jan 2026 | Blk 555 | 07 TO 09 | 134 sqm | S$675,000 | S$5,037 psm | ×0.997 | S$5,022 psm |
| Jan 2026 | Blk 551 | 01 TO 03 | 136 sqm | S$628,888 | S$4,624 psm | ×0.997 | S$4,611 psm |
| Dec 2025 | Blk 416 | 04 TO 06 | 136 sqm | S$630,000 | S$4,632 psm | ×0.996 | S$4,614 psm |
| Dec 2025 | Blk 416 | 10 TO 12 | 134 sqm | S$650,000 | S$4,851 psm | ×0.996 | S$4,832 psm |
| Dec 2025 | Blk 415 | 01 TO 03 | 133 sqm | S$620,000 | S$4,662 psm | ×0.996 | S$4,643 psm |
| Nov 2025 | Blk 559 | 04 TO 06 | 137 sqm | S$700,000 | S$5,109 psm | ×0.996 | S$5,089 psm |
| Nov 2025 | Blk 416 | 01 TO 03 | 133 sqm | S$645,000 | S$4,850 psm | ×0.996 | S$4,831 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.
6.60% gross yield
S$42,000 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 25 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 | 553 | 5 ROOM | S$3,500 |
| Sept 2026 | 452 | 5 ROOM | S$3,400 |
| Aug 2026 | 559 | 5 ROOM | S$4,200 |
| Aug 2026 | 452 | 5 ROOM | S$3,600 |
| Aug 2026 | 415 | 5 ROOM | S$3,500 |
| Aug 2026 | 559 | 5 ROOM | S$3,400 |
| Jul 2026 | 415 | 5 ROOM | S$4,200 |
| Jul 2026 | 552 | 5 ROOM | S$3,800 |
median of 25 HDB rental approvals for 5 ROOM on Jurong West St 42 since 2025-10.
Buying or selling at S$636,619?
Buying: Stamp duty on S$636,619 · Cash and CPF needed on S$636,619 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$636,619.
Each opens with this figure filled in; change anything there.
Primary schools near 453 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
- Rulang Primary School · 452 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 534 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 942 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Corporation Primary School · 1,015 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lakeside Primary School · 1,351 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,668 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,675 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 453 · 5 ROOM · 10 TO 12 · Model A · 59 years left | 133 sqm | S$690,000 | S$5,188 psm |
| May 2024 | Blk 453 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 133 sqm | S$588,000 | S$4,421 psm |
| Jan 2024 | Blk 453 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$485,000 | S$4,663 psm |
| Dec 2023 | Blk 453 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 135 sqm | S$597,500 | S$4,426 psm |
| Nov 2023 | Blk 453 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 133 sqm | S$608,000 | S$4,571 psm |
| Apr 2023 | Blk 453 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 133 sqm | S$580,000 | S$4,361 psm |
| Aug 2022 | Blk 453 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 135 sqm | S$580,000 | S$4,296 psm |
Showing 7 of 21.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 453 · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 453 · 5 ROOM | S$3,400 | — |
| Mar 2025 | Blk 453 · 5 ROOM | S$3,700 | — |
| Dec 2024 | Blk 453 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 453 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 453 · 5 ROOM | S$3,400 | — |
| Apr 2023 | Blk 453 · 5 ROOM | S$3,100 | — |
| Apr 2021 | Blk 453 · 5 ROOM | S$2,800 | — |
| Mar 2021 | Blk 453 · 5 ROOM | S$2,960 | — |
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$607,714 | S$670,965 | S$726,668 | S$739,377 |
| 10 years | 47 years | S$577,102 | S$703,484 | S$825,138 | S$854,252 |
| 20 years | 37 years | S$507,335 | S$753,872 | S$1,037,152 | S$1,111,632 |
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.