Blk 494 Jurong West St 41
Project page · 99-year lease from 1986
Based on 28 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 477 | 07 TO 09 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Sept 2026 | Blk 480 | 04 TO 06 | 67 sqm | S$365,000 | S$5,448 psm | ×1.000 | S$5,448 psm |
| Sept 2026 | Blk 481 | 10 TO 12 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Sept 2026 | Blk 456 | 07 TO 09 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Sept 2026 | Blk 481 | 10 TO 12 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Aug 2026 | Blk 475 | 10 TO 12 | 73 sqm | S$415,000 | S$5,685 psm | ×1.000 | S$5,685 psm |
| Aug 2026 | Blk 459 | 01 TO 03 | 73 sqm | S$395,000 | S$5,411 psm | ×1.000 | S$5,411 psm |
| Aug 2026 | Blk 480 | 10 TO 12 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Jul 2026 | Blk 492 | 04 TO 06 | 64 sqm | S$385,000 | S$6,016 psm | ×1.000 | S$6,016 psm |
| Jul 2026 | Blk 464 | 10 TO 12 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jun 2026 | Blk 463 | 04 TO 06 | 67 sqm | S$375,000 | S$5,597 psm | ×1.000 | S$5,597 psm |
| Jun 2026 | Blk 477 | 10 TO 12 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jun 2026 | Blk 475 | 10 TO 12 | 73 sqm | S$418,000 | S$5,726 psm | ×1.000 | S$5,726 psm |
| May 2026 | Blk 463 | 07 TO 09 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Apr 2026 | Blk 477 | 10 TO 12 | 73 sqm | S$405,000 | S$5,548 psm | ×1.000 | S$5,548 psm |
| Apr 2026 | Blk 494 | 04 TO 06 | 64 sqm | S$375,000 | S$5,859 psm | ×1.000 | S$5,859 psm |
| Apr 2026 | Blk 464 | 07 TO 09 | 73 sqm | S$413,000 | S$5,658 psm | ×1.000 | S$5,658 psm |
| Apr 2026 | Blk 477 | 01 TO 03 | 73 sqm | S$392,000 | S$5,370 psm | ×1.000 | S$5,370 psm |
| Apr 2026 | Blk 477 | 07 TO 09 | 73 sqm | S$397,000 | S$5,438 psm | ×1.000 | S$5,438 psm |
| Mar 2026 | Blk 481 | 04 TO 06 | 67 sqm | S$402,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Mar 2026 | Blk 492 | 04 TO 06 | 64 sqm | S$380,000 | S$5,938 psm | ×0.997 | S$5,920 psm |
| Mar 2026 | Blk 492 | 01 TO 03 | 64 sqm | S$375,000 | S$5,859 psm | ×0.997 | S$5,842 psm |
| Feb 2026 | Blk 462 | 07 TO 09 | 73 sqm | S$405,000 | S$5,548 psm | ×0.997 | S$5,532 psm |
| Jan 2026 | Blk 456 | 04 TO 06 | 67 sqm | S$380,000 | S$5,672 psm | ×0.997 | S$5,655 psm |
| Jan 2026 | Blk 494 | 01 TO 03 | 64 sqm | S$365,000 | S$5,703 psm | ×0.997 | S$5,686 psm |
| Jan 2026 | Blk 480 | 01 TO 03 | 67 sqm | S$388,000 | S$5,791 psm | ×0.997 | S$5,774 psm |
| Jan 2026 | Blk 459 | 01 TO 03 | 73 sqm | S$390,000 | S$5,342 psm | ×0.997 | S$5,327 psm |
| Nov 2025 | Blk 481 | 01 TO 03 | 67 sqm | S$366,000 | S$5,463 psm | ×0.996 | S$5,441 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.
9.20% gross yield
S$33,600 of rent a year against the estimate above · 1.39 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 62 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 | 462 | 3 ROOM | S$3,000 |
| Sept 2026 | 475 | 3 ROOM | S$2,800 |
| Sept 2026 | 474 | 3 ROOM | S$2,100 |
| Aug 2026 | 475 | 3 ROOM | S$2,800 |
| Aug 2026 | 463 | 3 ROOM | S$2,100 |
| Jul 2026 | 481 | 3 ROOM | S$2,800 |
| Jul 2026 | 480 | 3 ROOM | S$2,700 |
| Jul 2026 | 463 | 3 ROOM | S$2,700 |
median of 62 HDB rental approvals for 3 ROOM on Jurong West St 41 since 2025-10.
Buying or selling at S$365,195?
Buying: Stamp duty on S$365,195 · Cash and CPF needed on S$365,195 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$365,195.
Each opens with this figure filled in; change anything there.
Primary schools near 494 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 · 267 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 829 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Lakeside Primary School · 1,354 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,434 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,659 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,833 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,850 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,850 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 494 · 3 ROOM · 04 TO 06 · Simplified · 59 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Jan 2026 | Blk 494 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 64 sqm | S$365,000 | S$5,703 psm |
| Jun 2023 | Blk 494 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Aug 2022 | Blk 494 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$334,000 | S$5,219 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2025 | Blk 494 · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 494 · 3 ROOM | S$1,700 | — |
| Jul 2024 | Blk 494 · 3 ROOM | S$2,600 | — |
| Mar 2024 | Blk 494 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 494 · 3 ROOM | S$2,700 | — |
| Nov 2022 | Blk 494 · 3 ROOM | S$1,500 | — |
| Jun 2022 | Blk 494 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 494 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 494 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 494 · 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 58 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 | 53 years | S$348,614 | S$384,898 | S$416,851 | S$424,142 |
| 10 years | 48 years | S$331,053 | S$403,552 | S$473,338 | S$490,040 |
| 20 years | 38 years | S$291,031 | S$432,457 | S$594,960 | S$637,685 |
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.