Blk 469 Jurong West St 41
Project page · 99-year lease from 1985
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 469 | 01 TO 03 | 149 sqm | S$805,000 | S$5,403 psm | ×1.000 | S$5,403 psm |
| Sept 2026 | Blk 469 | 04 TO 06 | 149 sqm | S$835,000 | S$5,604 psm | ×1.000 | S$5,604 psm |
| Jul 2026 | Blk 469 | 10 TO 12 | 151 sqm | S$850,000 | S$5,629 psm | ×1.000 | S$5,629 psm |
| Apr 2026 | Blk 469 | 10 TO 12 | 157 sqm | S$908,000 | S$5,783 psm | ×1.000 | S$5,783 psm |
| Feb 2026 | Blk 469 | 04 TO 06 | 151 sqm | S$858,000 | S$5,682 psm | ×0.997 | S$5,665 psm |
How accurate is this estimate for Jurong West St 41?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Jurong West St 41 since.
- Median error
- 5.7%
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.
5.33% gross yield
S$45,300 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$3,775 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 | 469 | EXECUTIVE | S$3,800 |
| Sept 2026 | 471 | EXECUTIVE | S$3,700 |
| Aug 2026 | 472 | EXECUTIVE | S$4,100 |
| Jul 2026 | 471 | EXECUTIVE | S$4,800 |
| Jul 2026 | 471 | EXECUTIVE | S$4,300 |
| Jul 2026 | 470 | EXECUTIVE | S$3,750 |
| Apr 2026 | 469 | EXECUTIVE | S$3,500 |
| Feb 2026 | 471 | EXECUTIVE | S$3,500 |
median of 10 HDB rental approvals for EXECUTIVE on Jurong West St 41 since 2025-10.
Buying or selling at S$850,000?
Buying: Stamp duty on S$850,000 · Cash and CPF needed on S$850,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$850,000.
Each opens with this figure filled in; change anything there.
Primary schools near 469 Jurong West St 41
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 · 66 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 248 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Boon Lay Garden Primary School · 1,019 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lakeside Primary School · 1,078 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,232 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,389 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,463 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 469 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 149 sqm | S$835,000 | S$5,604 psm |
| Sept 2026 | Blk 469 · EXECUTIVE · 01 TO 03 · Maisonette · 58 years left | 149 sqm | S$805,000 | S$5,403 psm |
| Jul 2026 | Blk 469 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 151 sqm | S$850,000 | S$5,629 psm |
| May 2026 | Blk 469 · EXECUTIVE · 01 TO 03 · Maisonette · 58 years left excluded: outlier | 157 sqm | S$760,000 | S$4,841 psm |
| Apr 2026 | Blk 469 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 157 sqm | S$908,000 | S$5,783 psm |
| Feb 2026 | Blk 469 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 151 sqm | S$858,000 | S$5,682 psm |
| Jul 2025 | Blk 469 · EXECUTIVE · 13 TO 15 · Maisonette · 59 years left | 149 sqm | S$915,000 | S$6,141 psm |
| Nov 2024 | Blk 469 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 151 sqm | S$868,000 | S$5,748 psm |
| Sept 2024 | Blk 469 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 157 sqm | S$960,000 | S$6,115 psm |
| Aug 2024 | Blk 469 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 151 sqm | S$885,000 | S$5,861 psm |
| Sept 2023 | Blk 469 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 151 sqm | S$900,000 | S$5,960 psm |
| Jun 2023 | Blk 469 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 157 sqm | S$870,000 | S$5,541 psm |
| Apr 2023 | Blk 469 · EXECUTIVE · 13 TO 15 · Maisonette · 61 years left | 157 sqm | S$860,000 | S$5,478 psm |
| Feb 2023 | Blk 469 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 151 sqm | S$868,000 | S$5,748 psm |
| Jan 2023 | Blk 469 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 151 sqm | S$722,000 | S$4,781 psm |
Showing 15 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 469 · EXECUTIVE | S$3,800 | — |
| Apr 2026 | Blk 469 · EXECUTIVE | S$3,500 | — |
| Nov 2024 | Blk 469 · EXECUTIVE | S$3,200 | — |
| Sept 2024 | Blk 469 · EXECUTIVE | S$3,800 | — |
| May 2024 | Blk 469 · EXECUTIVE | S$3,500 | — |
| Aug 2023 | Blk 469 · EXECUTIVE | S$3,200 | — |
| Oct 2022 | Blk 469 · EXECUTIVE | S$3,300 | — |
| Jul 2022 | Blk 469 · EXECUTIVE | S$2,500 | — |
| Mar 2022 | Blk 469 · EXECUTIVE | S$2,400 | — |
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$811,407 | S$895,859 | S$970,232 | S$987,200 |
| 10 years | 47 years | S$770,534 | S$939,277 | S$1,101,707 | S$1,140,579 |
| 20 years | 37 years | S$677,382 | S$1,006,554 | S$1,384,783 | S$1,484,228 |
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.