Blk 479 Jurong West St 41
Project page · 99-year lease from 1984
Based on 18 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 474 | 04 TO 06 | 103 sqm | S$515,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Sept 2026 | Blk 463 | 07 TO 09 | 93 sqm | S$490,000 | S$5,269 psm | ×1.000 | S$5,269 psm |
| Sept 2026 | Blk 456 | 07 TO 09 | 93 sqm | S$462,800 | S$4,976 psm | ×1.000 | S$4,976 psm |
| Jun 2026 | Blk 462 | 10 TO 12 | 102 sqm | S$560,000 | S$5,490 psm | ×1.000 | S$5,490 psm |
| May 2026 | Blk 466 | 01 TO 03 | 91 sqm | S$450,000 | S$4,945 psm | ×1.000 | S$4,945 psm |
| May 2026 | Blk 478 | 10 TO 12 | 91 sqm | S$522,888 | S$5,746 psm | ×1.000 | S$5,746 psm |
| May 2026 | Blk 460 | 10 TO 12 | 91 sqm | S$523,000 | S$5,747 psm | ×1.000 | S$5,747 psm |
| May 2026 | Blk 477 | 10 TO 12 | 102 sqm | S$550,000 | S$5,392 psm | ×1.000 | S$5,392 psm |
| May 2026 | Blk 474 | 10 TO 12 | 102 sqm | S$520,000 | S$5,098 psm | ×1.000 | S$5,098 psm |
| Apr 2026 | Blk 473 | 01 TO 03 | 93 sqm | S$483,000 | S$5,194 psm | ×1.000 | S$5,194 psm |
| Apr 2026 | Blk 498 | 01 TO 03 | 84 sqm | S$430,000 | S$5,119 psm | ×1.000 | S$5,119 psm |
| Apr 2026 | Blk 466 | 01 TO 03 | 91 sqm | S$473,000 | S$5,198 psm | ×1.000 | S$5,198 psm |
| Mar 2026 | Blk 458 | 07 TO 09 | 91 sqm | S$527,000 | S$5,791 psm | ×0.997 | S$5,774 psm |
| Feb 2026 | Blk 464 | 07 TO 09 | 102 sqm | S$535,000 | S$5,245 psm | ×0.997 | S$5,230 psm |
| Feb 2026 | Blk 483 | 04 TO 06 | 91 sqm | S$512,000 | S$5,626 psm | ×0.997 | S$5,610 psm |
| Jan 2026 | Blk 478 | 07 TO 09 | 91 sqm | S$508,000 | S$5,582 psm | ×0.997 | S$5,566 psm |
| Nov 2025 | Blk 458 | 07 TO 09 | 91 sqm | S$495,000 | S$5,440 psm | ×0.996 | S$5,418 psm |
| Nov 2025 | Blk 457 | 01 TO 03 | 103 sqm | S$515,000 | S$5,000 psm | ×0.996 | S$4,980 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.
8.44% gross yield
S$41,220 of rent a year against the estimate above · 1.38 points above flats like it
Homes like this rent for about S$3,435 a month, the middle of 40 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 | 466 | 4 ROOM | S$3,800 |
| Sept 2026 | 458 | 4 ROOM | S$3,200 |
| Sept 2026 | 464 | 4 ROOM | S$3,150 |
| Aug 2026 | 479 | 4 ROOM | S$4,050 |
| Aug 2026 | 457 | 4 ROOM | S$4,000 |
| Aug 2026 | 473 | 4 ROOM | S$3,500 |
| Aug 2026 | 465 | 4 ROOM | S$3,200 |
| Jul 2026 | 478 | 4 ROOM | S$3,400 |
median of 40 HDB rental approvals for 4 ROOM on Jurong West St 41 since 2025-10.
Buying or selling at S$488,177?
Buying: Stamp duty on S$488,177 · Cash and CPF needed on S$488,177 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$488,177.
Each opens with this figure filled in; change anything there.
Primary schools near 479 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 · 145 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 575 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 876 m · no 2025 Phase 2C ballot
1 to 2 km
- Lakeside Primary School · 1,119 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,183 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,297 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,684 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,709 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,817 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,848 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2022 | Blk 479 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 93 sqm | S$431,800 | S$4,643 psm |
Showing 1 of 13.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 479 · 4 ROOM | S$4,050 | — |
| Aug 2025 | Blk 479 · 4 ROOM | S$4,000 | — |
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 56 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 | 51 years | S$466,012 | S$514,515 | S$557,230 | S$566,975 |
| 10 years | 46 years | S$442,538 | S$539,452 | S$632,739 | S$655,065 |
| 20 years | 36 years | S$389,038 | S$578,091 | S$795,318 | S$852,431 |
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.