Blk 825 Jurong West St 81
Project page · 99-year lease from 1993
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 825 | 04 TO 06 | 127 sqm | S$580,888 | S$4,574 psm | ×1.000 | S$4,574 psm |
| Jun 2026 | Blk 825 | 07 TO 09 | 129 sqm | S$573,000 | S$4,442 psm | ×1.000 | S$4,442 psm |
| Mar 2026 | Blk 825 | 01 TO 03 | 128 sqm | S$573,000 | S$4,477 psm | ×0.997 | S$4,463 psm |
| Feb 2026 | Blk 825 | 10 TO 12 | 127 sqm | S$616,000 | S$4,850 psm | ×0.997 | S$4,836 psm |
| Feb 2026 | Blk 825 | 01 TO 03 | 127 sqm | S$585,000 | S$4,606 psm | ×0.997 | S$4,593 psm |
How accurate is this estimate for Jurong West St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Jurong West St 81 since.
- Median error
- 2.9%
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.
7.23% gross yield
S$42,000 of rent a year against the estimate above · 1.55 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 59 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 838 | 5 ROOM | S$3,700 |
| Sept 2026 | 850 | 5 ROOM | S$3,400 |
| Aug 2026 | 812 | 5 ROOM | S$4,300 |
| Aug 2026 | 814 | 5 ROOM | S$4,000 |
| Aug 2026 | 824 | 5 ROOM | S$3,600 |
| Aug 2026 | 846 | 5 ROOM | S$3,500 |
| Aug 2026 | 864 | 5 ROOM | S$3,300 |
| Aug 2026 | 853 | 5 ROOM | S$3,000 |
median of 59 HDB rental approvals for 5 ROOM on Jurong West St 81 since 2025-10.
Buying or selling at S$580,888?
Buying: Stamp duty on S$580,888 · Cash and CPF needed on S$580,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,888.
Each opens with this figure filled in; change anything there.
Primary schools near 825 Jurong West St 81
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
- West Grove Primary School · 563 m · no 2025 Phase 2C ballot
- Xingnan Primary School · 651 m · no 2025 Phase 2C ballot
- Westwood Primary School · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 897 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Frontier Primary School · 1,178 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Corporation Primary School · 1,625 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 825 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 127 sqm | S$580,888 | S$4,574 psm |
| Jun 2026 | Blk 825 · 5 ROOM · 07 TO 09 · Improved · 67 years left | 129 sqm | S$573,000 | S$4,442 psm |
| Mar 2026 | Blk 825 · 5 ROOM · 01 TO 03 · Improved · 67 years left | 128 sqm | S$573,000 | S$4,477 psm |
| Feb 2026 | Blk 825 · 5 ROOM · 01 TO 03 · Improved · 67 years left | 127 sqm | S$585,000 | S$4,606 psm |
| Feb 2026 | Blk 825 · 5 ROOM · 10 TO 12 · Improved · 67 years left | 127 sqm | S$616,000 | S$4,850 psm |
| May 2025 | Blk 825 · 5 ROOM · 07 TO 09 · Improved · 68 years left | 127 sqm | S$622,000 | S$4,898 psm |
| Feb 2024 | Blk 825 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 127 sqm | S$520,000 | S$4,094 psm |
| Dec 2023 | Blk 825 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 127 sqm | S$535,000 | S$4,213 psm |
| Apr 2022 | Blk 825 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 129 sqm | S$465,000 | S$3,605 psm |
| Mar 2022 | Blk 825 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 128 sqm | S$463,000 | S$3,617 psm |
| Dec 2021 | Blk 825 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 128 sqm | S$465,000 | S$3,633 psm |
Showing 11 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2025 | Blk 825 · 5 ROOM | S$3,200 | — |
| May 2023 | Blk 825 · 5 ROOM | S$2,500 | — |
| Mar 2021 | Blk 825 · 5 ROOM | S$1,900 | — |
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 65 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 | 60 years | S$562,751 | S$621,323 | S$672,905 | S$684,673 |
| 10 years | 55 years | S$542,940 | S$661,840 | S$776,293 | S$803,683 |
| 20 years | 45 years | S$492,181 | S$731,355 | S$1,006,174 | S$1,078,429 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.