Blk 490 Jurong West Ave 1
Project page · 99-year lease from 1984
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 484 | 07 TO 09 | 67 sqm | S$385,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Jul 2026 | Blk 484 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| May 2026 | Blk 484 | 04 TO 06 | 67 sqm | S$365,000 | S$5,448 psm | ×1.000 | S$5,448 psm |
| Apr 2026 | Blk 484 | 04 TO 06 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Apr 2026 | Blk 491 | 07 TO 09 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Apr 2026 | Blk 431 | 07 TO 09 | 75 sqm | S$421,000 | S$5,613 psm | ×1.000 | S$5,613 psm |
| Apr 2026 | Blk 490 | 10 TO 12 | 73 sqm | S$448,000 | S$6,137 psm | ×1.000 | S$6,137 psm |
| Feb 2026 | Blk 423 | 04 TO 06 | 74 sqm | S$420,000 | S$5,676 psm | ×0.997 | S$5,659 psm |
| Feb 2026 | Blk 428 | 01 TO 03 | 75 sqm | S$412,000 | S$5,493 psm | ×0.997 | S$5,477 psm |
| Jan 2026 | Blk 423 | 07 TO 09 | 74 sqm | S$440,000 | S$5,946 psm | ×0.997 | S$5,928 psm |
| Jan 2026 | Blk 489 | 01 TO 03 | 73 sqm | S$380,000 | S$5,205 psm | ×0.997 | S$5,190 psm |
| Jan 2026 | Blk 503 | 01 TO 03 | 74 sqm | S$425,000 | S$5,743 psm | ×0.997 | S$5,726 psm |
| Dec 2025 | Blk 423 | 04 TO 06 | 74 sqm | S$420,000 | S$5,676 psm | ×0.996 | S$5,653 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.
8.13% gross yield
S$33,600 of rent a year against the estimate above · 0.32 points above flats like it
Homes like this rent for about S$2,800 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 7.81%, from 313 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 | 484 | 3 ROOM | S$3,100 |
| Sept 2026 | 485 | 3 ROOM | S$2,500 |
| Sept 2026 | 487 | 3 ROOM | S$2,450 |
| Sept 2026 | 502 | 3 ROOM | S$2,200 |
| Sept 2026 | 484 | 3 ROOM | S$2,000 |
| Aug 2026 | 485 | 3 ROOM | S$3,250 |
| Aug 2026 | 487 | 3 ROOM | S$3,000 |
| Aug 2026 | 440 | 3 ROOM | S$2,550 |
median of 40 HDB rental approvals for 3 ROOM on Jurong West Ave 1 since 2025-10.
Buying or selling at S$413,103?
Buying: Stamp duty on S$413,103 · Cash and CPF needed on S$413,103 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$413,103.
Each opens with this figure filled in; change anything there.
Primary schools near 490 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 · 495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 574 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 780 m · no 2025 Phase 2C ballot
- Rulang Primary School · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Princess Elizabeth Primary School · 1,401 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,516 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,616 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,675 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,682 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 490 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 73 sqm | S$448,000 | S$6,137 psm |
| Oct 2025 | Blk 490 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 103 sqm | S$500,000 | S$4,854 psm |
| Sept 2025 | Blk 490 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 103 sqm | S$500,000 | S$4,854 psm |
| Sept 2025 | Blk 490 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 73 sqm | S$445,000 | S$6,096 psm |
| Jan 2025 | Blk 490 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$538,000 | S$5,223 psm |
| Jun 2024 | Blk 490 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 73 sqm | S$380,000 | S$5,205 psm |
| May 2024 | Blk 490 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Apr 2024 | Blk 490 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Oct 2023 | Blk 490 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 73 sqm | S$350,000 | S$4,795 psm |
| Dec 2021 | Blk 490 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$410,000 | S$3,981 psm |
| Nov 2021 | Blk 490 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$350,000 | S$4,795 psm |
Showing 11 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 490 · 4 ROOM | S$3,800 | — |
| Aug 2026 | Blk 490 · 4 ROOM | S$2,400 | — |
| Jul 2026 | Blk 490 · 4 ROOM | S$2,400 | — |
| Mar 2026 | Blk 490 · 3 ROOM | S$3,300 | — |
| Sept 2025 | Blk 490 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 490 · 4 ROOM | S$2,400 | — |
| Jun 2025 | Blk 490 · 3 ROOM | S$2,950 | — |
| Apr 2025 | Blk 490 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 490 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 490 · 3 ROOM | S$2,500 | — |
| Sept 2024 | Blk 490 · 4 ROOM | S$2,400 | — |
| Aug 2024 | Blk 490 · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 490 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 490 · 4 ROOM | S$2,250 | — |
| May 2023 | Blk 490 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 490 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 490 · 3 ROOM | S$2,800 | — |
| Oct 2022 | Blk 490 · 3 ROOM | S$3,500 | — |
| Jul 2022 | Blk 490 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 490 · 3 ROOM | S$2,350 | — |
| Mar 2022 | Blk 490 · 4 ROOM | S$2,400 | — |
| Nov 2021 | Blk 490 · 3 ROOM | S$1,500 | — |
| Jul 2021 | Blk 490 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 490 · 3 ROOM | S$2,300 | — |
| Jun 2021 | Blk 490 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 490 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 490 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 490 · 3 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 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$394,346 | S$435,390 | S$471,536 | S$479,782 |
| 10 years | 46 years | S$374,482 | S$456,492 | S$535,433 | S$554,325 |
| 20 years | 36 years | S$329,210 | S$489,188 | S$673,009 | S$721,339 |
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.