Blk 549 Jurong West St 42
Project page · 99-year lease from 1986
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 549 | 07 TO 09 | 157 sqm | S$770,000 | S$4,904 psm | ×1.000 | S$4,904 psm |
| Sept 2026 | Blk 405 | 10 TO 12 | 157 sqm | S$720,888 | S$4,592 psm | ×1.000 | S$4,592 psm |
| Aug 2026 | Blk 409 | 07 TO 09 | 143 sqm | S$688,000 | S$4,811 psm | ×1.000 | S$4,811 psm |
| Jul 2026 | Blk 549 | 04 TO 06 | 149 sqm | S$700,000 | S$4,698 psm | ×1.000 | S$4,698 psm |
| Jul 2026 | Blk 558 | 04 TO 06 | 150 sqm | S$717,000 | S$4,780 psm | ×1.000 | S$4,780 psm |
| Jul 2026 | Blk 556 | 04 TO 06 | 150 sqm | S$745,000 | S$4,967 psm | ×1.000 | S$4,967 psm |
| May 2026 | Blk 548 | 01 TO 03 | 159 sqm | S$780,000 | S$4,906 psm | ×1.000 | S$4,906 psm |
| May 2026 | Blk 405 | 07 TO 09 | 151 sqm | S$760,000 | S$5,033 psm | ×1.000 | S$5,033 psm |
| Mar 2026 | Blk 548 | 04 TO 06 | 148 sqm | S$688,888 | S$4,655 psm | ×0.997 | S$4,641 psm |
| Feb 2026 | Blk 548 | 10 TO 12 | 159 sqm | S$787,000 | S$4,950 psm | ×0.997 | S$4,935 psm |
| Feb 2026 | Blk 558 | 01 TO 03 | 148 sqm | S$725,500 | S$4,902 psm | ×0.997 | S$4,888 psm |
| Jan 2026 | Blk 556 | 04 TO 06 | 157 sqm | S$818,000 | S$5,210 psm | ×0.997 | S$5,195 psm |
| Jan 2026 | Blk 548 | 10 TO 12 | 150 sqm | S$795,000 | S$5,300 psm | ×0.997 | S$5,284 psm |
| Jan 2026 | Blk 548 | 07 TO 09 | 159 sqm | S$845,000 | S$5,314 psm | ×0.997 | S$5,299 psm |
How accurate is this estimate for Jurong West St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 108 sales in Jurong West St 42 since.
- Median error
- 3.4%
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.
6.20% gross yield
S$45,600 of rent a year against the estimate above · 1.7 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Aug 2026 | 558 | EXECUTIVE | S$3,800 |
| Aug 2026 | 548 | EXECUTIVE | S$3,000 |
| Jul 2026 | 549 | EXECUTIVE | S$4,450 |
| Jun 2026 | 549 | EXECUTIVE | S$4,300 |
| May 2026 | 407 | EXECUTIVE | S$4,000 |
| May 2026 | 409 | EXECUTIVE | S$3,900 |
| Mar 2026 | 558 | EXECUTIVE | S$4,200 |
| Feb 2026 | 409 | EXECUTIVE | S$3,800 |
median of 16 HDB rental approvals for EXECUTIVE on Jurong West St 42 since 2025-10.
Buying or selling at S$735,759?
Buying: Stamp duty on S$735,759 · Cash and CPF needed on S$735,759 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$735,759.
Each opens with this figure filled in; change anything there.
Primary schools near 549 Jurong West St 42
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 · 662 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 767 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Corporation Primary School · 875 m · no 2025 Phase 2C ballot
1 to 2 km
- Boon Lay Garden Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lakeside Primary School · 1,540 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,769 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,797 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,867 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 549 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 157 sqm | S$770,000 | S$4,904 psm |
| Jul 2026 | Blk 549 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 149 sqm | S$700,000 | S$4,698 psm |
| Feb 2025 | Blk 549 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 148 sqm | S$770,000 | S$5,203 psm |
| Sept 2024 | Blk 549 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 150 sqm | S$710,000 | S$4,733 psm |
| Aug 2024 | Blk 549 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 151 sqm | S$740,000 | S$4,901 psm |
| Mar 2024 | Blk 549 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 149 sqm | S$735,000 | S$4,933 psm |
| Apr 2023 | Blk 549 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 157 sqm | S$735,000 | S$4,682 psm |
| Jan 2023 | Blk 549 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 149 sqm | S$675,000 | S$4,530 psm |
| Dec 2022 | Blk 549 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 150 sqm | S$675,000 | S$4,500 psm |
| Aug 2022 | Blk 549 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 150 sqm | S$715,000 | S$4,767 psm |
| Jun 2022 | Blk 549 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 150 sqm | S$720,000 | S$4,800 psm |
| May 2022 | Blk 549 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 159 sqm | S$700,000 | S$4,403 psm |
| Apr 2022 | Blk 549 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 159 sqm | S$720,000 | S$4,528 psm |
| Mar 2022 | Blk 549 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 159 sqm | S$660,000 | S$4,151 psm |
| Feb 2022 | Blk 549 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 150 sqm | S$700,000 | S$4,667 psm |
| Nov 2021 | Blk 549 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left excluded: outlier | 150 sqm | S$700,000 | S$4,667 psm |
| Nov 2021 | Blk 549 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 150 sqm | S$690,000 | S$4,600 psm |
Showing 17 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 549 · EXECUTIVE | S$4,450 | — |
| Jun 2026 | Blk 549 · EXECUTIVE | S$4,300 | — |
| Oct 2025 | Blk 549 · EXECUTIVE | S$3,300 | — |
| Aug 2025 | Blk 549 · EXECUTIVE | S$4,300 | — |
| Jun 2025 | Blk 549 · EXECUTIVE | S$4,250 | — |
| Jul 2024 | Blk 549 · EXECUTIVE | S$4,250 | — |
| Feb 2024 | Blk 549 · EXECUTIVE | S$4,500 | — |
| Jul 2023 | Blk 549 · EXECUTIVE | S$4,500 | — |
| Oct 2022 | Blk 549 · EXECUTIVE | S$3,800 | — |
| Sept 2022 | Blk 549 · EXECUTIVE | S$3,300 | — |
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$702,353 | S$775,454 | S$839,832 | S$854,519 |
| 10 years | 48 years | S$666,974 | S$813,037 | S$953,636 | S$987,284 |
| 20 years | 38 years | S$586,341 | S$871,272 | S$1,198,667 | S$1,284,745 |
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.