Blk 488 Jurong West Ave 1
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 488 | 07 TO 09 | 91 sqm | S$433,888 | S$4,768 psm | ×1.000 | S$4,768 psm |
| Aug 2026 | Blk 488 | 10 TO 12 | 91 sqm | S$445,000 | S$4,890 psm | ×1.000 | S$4,890 psm |
| Jul 2026 | Blk 488 | 01 TO 03 | 92 sqm | S$459,888 | S$4,999 psm | ×1.000 | S$4,999 psm |
| Jun 2026 | Blk 488 | 10 TO 12 | 91 sqm | S$478,000 | S$5,253 psm | ×1.000 | S$5,253 psm |
| Apr 2026 | Blk 488 | 10 TO 12 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 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.
8.84% gross yield
S$40,200 of rent a year against the estimate above · 1.78 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 485 | 4 ROOM | S$3,600 |
| Sept 2026 | 538 | 4 ROOM | S$3,400 |
| Sept 2026 | 431 | 4 ROOM | S$3,350 |
| Sept 2026 | 488 | 4 ROOM | S$2,700 |
| Aug 2026 | 430 | 4 ROOM | S$4,400 |
| Aug 2026 | 490 | 4 ROOM | S$3,800 |
| Aug 2026 | 489 | 4 ROOM | S$3,500 |
| Aug 2026 | 490 | 4 ROOM | S$2,400 |
median of 38 HDB rental approvals for 4 ROOM on Jurong West Ave 1 since 2025-10.
Buying or selling at S$454,889?
Buying: Stamp duty on S$454,889 · Cash and CPF needed on S$454,889 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$454,889.
Each opens with this figure filled in; change anything there.
Primary schools near 488 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 · 366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 682 m · no 2025 Phase 2C ballot
- Rulang Primary School · 788 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Lakeside Primary School · 1,399 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,514 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 1,546 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,701 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,706 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 488 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 91 sqm | S$433,888 | S$4,768 psm |
| Aug 2026 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 91 sqm | S$445,000 | S$4,890 psm |
| Jul 2026 | Blk 488 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 92 sqm | S$459,888 | S$4,999 psm |
| Jun 2026 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 91 sqm | S$478,000 | S$5,253 psm |
| Apr 2026 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jan 2025 | Blk 488 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Jan 2025 | Blk 488 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Nov 2024 | Blk 488 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 92 sqm | S$485,888 | S$5,281 psm |
| Sept 2024 | Blk 488 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Jul 2024 | Blk 488 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 91 sqm | S$468,000 | S$5,143 psm |
| Apr 2024 | Blk 488 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$458,000 | S$5,033 psm |
| Feb 2024 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 91 sqm | S$460,000 | S$5,055 psm |
| Jan 2024 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 91 sqm | S$438,000 | S$4,813 psm |
| Oct 2023 | Blk 488 · 4 ROOM · 10 TO 12 · New Generation · 60 years left excluded: outlier | 92 sqm | S$485,000 | S$5,272 psm |
Showing 14 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 488 · 4 ROOM | S$2,700 | — |
| Mar 2026 | Blk 488 · 4 ROOM | S$2,400 | — |
| Apr 2025 | Blk 488 · 4 ROOM | S$2,400 | — |
| Apr 2023 | Blk 488 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 488 · 4 ROOM | S$1,800 | — |
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$434,235 | S$479,431 | S$519,233 | S$528,314 |
| 10 years | 47 years | S$412,362 | S$502,667 | S$589,593 | S$610,396 |
| 20 years | 37 years | S$362,510 | S$538,671 | S$741,085 | S$794,304 |
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.