Blk 528 Jurong West St 52
Project page · 99-year lease from 1983
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 528 | 07 TO 09 | 67 sqm | S$378,000 | S$5,642 psm | ×1.000 | S$5,642 psm |
| Apr 2026 | Blk 528 | 10 TO 12 | 67 sqm | S$403,000 | S$6,015 psm | ×1.000 | S$6,015 psm |
| Mar 2026 | Blk 528 | 07 TO 09 | 67 sqm | S$410,000 | S$6,119 psm | ×0.997 | S$6,101 psm |
| Mar 2026 | Blk 528 | 10 TO 12 | 67 sqm | S$399,000 | S$5,955 psm | ×0.997 | S$5,938 psm |
| Dec 2025 | Blk 528 | 01 TO 03 | 67 sqm | S$405,000 | S$6,045 psm | ×0.996 | S$6,021 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.
8.34% gross yield
S$33,600 of rent a year against the estimate above · 0.53 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 510 | 3 ROOM | S$3,200 |
| Sept 2026 | 535 | 3 ROOM | S$2,800 |
| Sept 2026 | 518 | 3 ROOM | S$2,000 |
| Aug 2026 | 530 | 3 ROOM | S$3,500 |
| Aug 2026 | 516 | 3 ROOM | S$3,200 |
| Aug 2026 | 520 | 3 ROOM | S$3,200 |
| Aug 2026 | 531 | 3 ROOM | S$3,000 |
| Aug 2026 | 534 | 3 ROOM | S$3,000 |
median of 90 HDB rental approvals for 3 ROOM on Jurong West St 52 since 2025-10.
Buying or selling at S$403,000?
Buying: Stamp duty on S$403,000 · Cash and CPF needed on S$403,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$403,000.
Each opens with this figure filled in; change anything there.
Primary schools near 528 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
- Rulang Primary School · 181 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 631 m · no 2025 Phase 2C ballot
1 to 2 km
- Corporation Primary School · 1,007 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lakeside Primary School · 1,023 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,709 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,749 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,828 m · no 2025 Phase 2C ballot
- West Grove Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 528 · 4 ROOM · 01 TO 03 · New Generation · 56 years left | 99 sqm | S$540,168 | S$5,456 psm |
| Jul 2026 | Blk 528 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$378,000 | S$5,642 psm |
| Apr 2026 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 67 sqm | S$403,000 | S$6,015 psm |
| Mar 2026 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 67 sqm | S$399,000 | S$5,955 psm |
| Mar 2026 | Blk 528 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Dec 2025 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Sept 2025 | Blk 528 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 95 sqm | S$530,000 | S$5,579 psm |
| Sept 2025 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Apr 2025 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$424,000 | S$6,328 psm |
| Jan 2025 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Dec 2024 | Blk 528 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Dec 2024 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Dec 2024 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jun 2024 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$360,000 | S$5,373 psm |
| May 2024 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$388,000 | S$5,791 psm |
| May 2024 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 58 years left excluded: outlier | 67 sqm | S$350,000 | S$5,224 psm |
| Feb 2024 | Blk 528 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 94 sqm | S$458,888 | S$4,882 psm |
| Dec 2023 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$379,888 | S$5,670 psm |
| Oct 2023 | Blk 528 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 94 sqm | S$491,000 | S$5,223 psm |
| Oct 2023 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 71 sqm | S$378,000 | S$5,324 psm |
| Feb 2023 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Jan 2023 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Nov 2022 | Blk 528 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 96 sqm | S$490,000 | S$5,104 psm |
Showing 23 of 94.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 528 · 3 ROOM | S$2,600 | — |
| Jun 2026 | Blk 528 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 528 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 528 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 528 · 3 ROOM | S$2,600 | — |
| Feb 2026 | Blk 528 · 3 ROOM | S$2,350 | — |
| Jan 2026 | Blk 528 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 528 · 3 ROOM | S$2,350 | — |
| Sept 2025 | Blk 528 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 528 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 528 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 528 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 528 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 528 · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 528 · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 528 · 3 ROOM | S$1,800 | — |
| Aug 2024 | Blk 528 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 528 · 3 ROOM | S$3,200 | — |
| Jun 2024 | Blk 528 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 528 · 4 ROOM | S$4,100 | — |
| Apr 2024 | Blk 528 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 528 · 3 ROOM | S$1,850 | — |
| Oct 2023 | Blk 528 · 4 ROOM | S$4,100 | — |
| Oct 2023 | Blk 528 · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 528 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 528 · 4 ROOM | S$2,180 | — |
| Jun 2023 | Blk 528 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 528 · 3 ROOM | S$1,800 | — |
| Mar 2023 | Blk 528 · 4 ROOM | S$3,600 | — |
| Mar 2023 | Blk 528 · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 528 · 3 ROOM | S$2,400 | — |
| Jan 2023 | Blk 528 · 3 ROOM | S$1,800 | — |
| Dec 2022 | Blk 528 · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 528 · 4 ROOM | S$2,600 | — |
| Jul 2022 | Blk 528 · 3 ROOM | S$1,200 | — |
| Jun 2022 | Blk 528 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 528 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 528 · 3 ROOM | S$1,650 | — |
| Aug 2021 | Blk 528 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 528 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 528 · 3 ROOM | S$2,100 | — |
| Jan 2021 | Blk 528 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 528 · 3 ROOM | S$1,650 | — |
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 55 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 | 50 years | S$384,702 | S$424,743 | S$460,004 | S$468,049 |
| 10 years | 45 years | S$365,324 | S$445,328 | S$522,339 | S$540,769 |
| 20 years | 35 years | S$321,159 | S$477,225 | S$656,551 | S$703,699 |
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.