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HDB · 640486

Blk 486 Jurong West Ave 1

Project page · 99-year lease from 1985

Indicative value range
S$418,556 – S$464,415
Indicative mid S$443,374 · S$4,872 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 48807 TO 0991 sqmS$433,888S$4,768 psm×1.000S$4,768 psm
Oct 2026Blk 43101 TO 03104 sqmS$465,000S$4,471 psm×1.000S$4,471 psm
Sept 2026Blk 43007 TO 09103 sqmS$515,000S$5,000 psm×1.000S$5,000 psm
Sept 2026Blk 43107 TO 09104 sqmS$455,000S$4,375 psm×1.000S$4,375 psm
Sept 2026Blk 43004 TO 06103 sqmS$475,000S$4,612 psm×1.000S$4,612 psm
Sept 2026Blk 43101 TO 03104 sqmS$452,000S$4,346 psm×1.000S$4,346 psm
Sept 2026Blk 43001 TO 03103 sqmS$490,500S$4,762 psm×1.000S$4,762 psm
Aug 2026Blk 54104 TO 06103 sqmS$500,000S$4,854 psm×1.000S$4,854 psm
Aug 2026Blk 48810 TO 1291 sqmS$445,000S$4,890 psm×1.000S$4,890 psm
Jul 2026Blk 48801 TO 0392 sqmS$459,888S$4,999 psm×1.000S$4,999 psm
Jun 2026Blk 44204 TO 06103 sqmS$450,000S$4,369 psm×1.000S$4,369 psm
Jun 2026Blk 48810 TO 1291 sqmS$478,000S$5,253 psm×1.000S$5,253 psm
Jun 2026Blk 43007 TO 09103 sqmS$535,000S$5,194 psm×1.000S$5,194 psm
May 2026Blk 48910 TO 12103 sqmS$520,000S$5,049 psm×1.000S$5,049 psm
May 2026Blk 53801 TO 03103 sqmS$470,000S$4,563 psm×1.000S$4,563 psm
Apr 2026Blk 44107 TO 09104 sqmS$530,000S$5,096 psm×1.000S$5,096 psm
Apr 2026Blk 48810 TO 1292 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Apr 2026Blk 48904 TO 06103 sqmS$500,000S$4,854 psm×1.000S$4,854 psm
Apr 2026Blk 49110 TO 12100 sqmS$515,000S$5,150 psm×1.000S$5,150 psm
Mar 2026Blk 54101 TO 03103 sqmS$460,000S$4,466 psm×0.997S$4,453 psm
Feb 2026Blk 43004 TO 06104 sqmS$530,000S$5,096 psm×0.997S$5,081 psm
Jan 2026Blk 48604 TO 0692 sqmS$492,000S$5,348 psm×0.997S$5,332 psm
Dec 2025Blk 44107 TO 09103 sqmS$530,000S$5,146 psm×0.996S$5,125 psm
Dec 2025Blk 53704 TO 06103 sqmS$500,000S$4,854 psm×0.996S$4,835 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.

9.07% gross yield

S$40,200 of rent a year against the estimate above · 2.01 points above flats like it

Homes like this rent for about S$3,350 a month, the middle of 38 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

ApprovedBlockFlatRent a month
Sept 20264854 ROOMS$3,600
Sept 20265384 ROOMS$3,400
Sept 20264314 ROOMS$3,350
Sept 20264884 ROOMS$2,700
Aug 20264304 ROOMS$4,400
Aug 20264904 ROOMS$3,800
Aug 20264894 ROOMS$3,500
Aug 20264904 ROOMS$2,400

median of 38 HDB rental approvals for 4 ROOM on Jurong West Ave 1 since 2025-10.

Buying or selling at S$443,374?

Buying: Stamp duty on S$443,374 · Cash and CPF needed on S$443,374 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$443,374.

Each opens with this figure filled in; change anything there.

Primary schools near 486 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Blk 486 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
92 sqmS$492,000S$5,348 psm
Jul 2025
Blk 486 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$482,000S$5,297 psm
Jul 2025
Blk 486 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
91 sqmS$525,000S$5,769 psm
May 2025
Blk 486 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
91 sqmS$508,000S$5,582 psm
Jan 2025
Blk 486 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
91 sqmS$506,000S$5,560 psm
Sept 2022
Blk 486 · 4 ROOM · 07 TO 09 · New Generation · 62 years left
excluded: outlier
92 sqmS$455,000S$4,946 psm
See more

Showing 6 of 44.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$423,243S$467,294S$506,089S$514,940
10 years47 yearsS$401,923S$489,942S$574,668S$594,945
20 years37 yearsS$353,333S$525,035S$722,325S$774,197

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.