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HDB · 640516

Blk 516 Jurong West St 52

Project page · 99-year lease from 1984

Indicative value range
S$416,632 – S$450,000
Indicative mid S$438,702 · S$5,928 psm

Based on 35 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 50804 TO 0674 sqmS$400,000S$5,405 psm×1.000S$5,405 psm
Oct 2026Blk 53401 TO 0367 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Oct 2026Blk 51807 TO 0974 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Sept 2026Blk 53004 TO 0667 sqmS$372,000S$5,552 psm×1.000S$5,552 psm
Sept 2026Blk 51004 TO 0674 sqmS$420,000S$5,676 psm×1.000S$5,676 psm
Sept 2026Blk 53404 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Aug 2026Blk 52701 TO 0367 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Aug 2026Blk 51604 TO 0674 sqmS$450,000S$6,081 psm×1.000S$6,081 psm
Aug 2026Blk 53507 TO 0967 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Jul 2026Blk 52807 TO 0967 sqmS$378,000S$5,642 psm×1.000S$5,642 psm
Jul 2026Blk 51410 TO 1274 sqmS$432,000S$5,838 psm×1.000S$5,838 psm
Jun 2026Blk 51413 TO 1574 sqmS$435,000S$5,878 psm×1.000S$5,878 psm
May 2026Blk 51110 TO 1274 sqmS$448,000S$6,054 psm×1.000S$6,054 psm
May 2026Blk 51810 TO 1274 sqmS$450,000S$6,081 psm×1.000S$6,081 psm
Apr 2026Blk 51510 TO 1274 sqmS$488,000S$6,595 psm×1.000S$6,595 psm
Apr 2026Blk 53507 TO 0967 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Apr 2026Blk 51601 TO 0374 sqmS$418,000S$5,649 psm×1.000S$5,649 psm
Apr 2026Blk 52810 TO 1267 sqmS$403,000S$6,015 psm×1.000S$6,015 psm
Mar 2026Blk 52807 TO 0967 sqmS$410,000S$6,119 psm×0.997S$6,101 psm
Mar 2026Blk 50701 TO 0374 sqmS$420,000S$5,676 psm×0.997S$5,659 psm
Mar 2026Blk 52507 TO 0967 sqmS$420,000S$6,269 psm×0.997S$6,250 psm
Mar 2026Blk 52810 TO 1267 sqmS$399,000S$5,955 psm×0.997S$5,938 psm
Jan 2026Blk 53110 TO 1271 sqmS$398,000S$5,606 psm×0.997S$5,589 psm
Jan 2026Blk 51404 TO 0674 sqmS$417,000S$5,635 psm×0.997S$5,619 psm
Jan 2026Blk 51807 TO 0974 sqmS$440,000S$5,946 psm×0.997S$5,928 psm
Jan 2026Blk 51701 TO 0374 sqmS$445,000S$6,014 psm×0.997S$5,996 psm
Jan 2026Blk 51504 TO 0674 sqmS$423,000S$5,716 psm×0.997S$5,699 psm
Dec 2025Blk 53601 TO 0367 sqmS$375,000S$5,597 psm×0.996S$5,575 psm
Dec 2025Blk 52410 TO 1267 sqmS$418,000S$6,239 psm×0.996S$6,214 psm
Dec 2025Blk 51107 TO 0974 sqmS$450,000S$6,081 psm×0.996S$6,057 psm
Dec 2025Blk 52801 TO 0367 sqmS$405,000S$6,045 psm×0.996S$6,021 psm
Dec 2025Blk 51807 TO 0974 sqmS$460,000S$6,216 psm×0.996S$6,192 psm
Dec 2025Blk 52510 TO 1267 sqmS$410,000S$6,119 psm×0.996S$6,095 psm
Nov 2025Blk 52510 TO 1267 sqmS$415,000S$6,194 psm×0.996S$6,170 psm
Nov 2025Blk 52004 TO 0674 sqmS$430,000S$5,811 psm×0.996S$5,788 psm

How accurate is this estimate for Jurong West St 52?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 67 sales in Jurong West St 52 since.

Median error
3.3%

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.

7.66% gross yield

S$33,600 of rent a year against the estimate above · 0.15 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 90 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

ApprovedBlockFlatRent a month
Sept 20265103 ROOMS$3,200
Sept 20265353 ROOMS$2,800
Sept 20265183 ROOMS$2,000
Aug 20265303 ROOMS$3,500
Aug 20265163 ROOMS$3,200
Aug 20265203 ROOMS$3,200
Aug 20265313 ROOMS$3,000
Aug 20265343 ROOMS$3,000

median of 90 HDB rental approvals for 3 ROOM on Jurong West St 52 since 2025-10.

Buying or selling at S$438,702?

Buying: Stamp duty on S$438,702 · Cash and CPF needed on S$438,702 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$438,702.

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

Primary schools near 516 Jurong West St 52

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
Aug 2026
Blk 516 · 3 ROOM · 04 TO 06 · Model A · 57 years left
74 sqmS$450,000S$6,081 psm
Apr 2026
Blk 516 · 3 ROOM · 01 TO 03 · Model A · 57 years left
74 sqmS$418,000S$5,649 psm
Dec 2024
Blk 516 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$440,000S$5,946 psm
Oct 2024
Blk 516 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$450,000S$6,081 psm
Sept 2024
Blk 516 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$568,000S$5,462 psm
Jun 2024
Blk 516 · 3 ROOM · 10 TO 12 · Model A · 59 years left
74 sqmS$415,000S$5,608 psm
Feb 2024
Blk 516 · 3 ROOM · 04 TO 06 · Model A · 60 years left
79 sqmS$435,000S$5,506 psm
Jul 2023
Blk 516 · 3 ROOM · 04 TO 06 · Model A · 60 years left
74 sqmS$400,000S$5,405 psm
May 2023
Blk 516 · EXECUTIVE · 07 TO 09 · Adjoined flat · 60 years left
148 sqmS$920,000S$6,216 psm
May 2023
Blk 516 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$425,000S$5,743 psm
Apr 2023
Blk 516 · 4 ROOM · 10 TO 12 · Model A · 60 years left
103 sqmS$530,000S$5,146 psm
Feb 2023
Blk 516 · 4 ROOM · 10 TO 12 · Model A · 61 years left
107 sqmS$535,000S$5,000 psm
Dec 2022
Blk 516 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$400,000S$5,405 psm
Nov 2022
Blk 516 · 4 ROOM · 10 TO 12 · Model A · 61 years left
103 sqmS$530,000S$5,146 psm
Aug 2022
Blk 516 · 4 ROOM · 13 TO 15 · Model A · 61 years left
104 sqmS$520,000S$5,000 psm
Jul 2022
Blk 516 · 4 ROOM · 01 TO 03 · Model A · 61 years left
107 sqmS$485,000S$4,533 psm
Jun 2022
Blk 516 · 3 ROOM · 13 TO 15 · Model A · 61 years left
74 sqmS$395,000S$5,338 psm
May 2022
Blk 516 · 4 ROOM · 04 TO 06 · Model A · 61 years left
107 sqmS$480,000S$4,486 psm
Apr 2022
Blk 516 · 3 ROOM · 04 TO 06 · Model A · 61 years left
78 sqmS$370,000S$4,744 psm
See more

Showing 19 of 109.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$418,784S$462,371S$500,756S$509,514
10 years46 yearsS$397,689S$484,780S$568,613S$588,676
20 years36 yearsS$349,611S$519,503S$714,715S$766,040

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.