Blk 833 Jurong West St 81
Project page · 99-year lease from 1993
Based on 34 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 840 | 07 TO 09 | 127 sqm | S$560,000 | S$4,409 psm | ×1.000 | S$4,409 psm |
| Sept 2026 | Blk 825 | 04 TO 06 | 127 sqm | S$580,888 | S$4,574 psm | ×1.000 | S$4,574 psm |
| Sept 2026 | Blk 832 | 07 TO 09 | 126 sqm | S$609,000 | S$4,833 psm | ×1.000 | S$4,833 psm |
| Aug 2026 | Blk 810 | 04 TO 06 | 128 sqm | S$555,000 | S$4,336 psm | ×1.000 | S$4,336 psm |
| Aug 2026 | Blk 836 | 13 TO 15 | 138 sqm | S$640,000 | S$4,638 psm | ×1.000 | S$4,638 psm |
| Aug 2026 | Blk 863 | 01 TO 03 | 135 sqm | S$607,000 | S$4,496 psm | ×1.000 | S$4,496 psm |
| Aug 2026 | Blk 849 | 07 TO 09 | 135 sqm | S$635,888 | S$4,710 psm | ×1.000 | S$4,710 psm |
| Aug 2026 | Blk 815 | 10 TO 12 | 121 sqm | S$522,888 | S$4,321 psm | ×1.000 | S$4,321 psm |
| Jul 2026 | Blk 840 | 04 TO 06 | 127 sqm | S$598,000 | S$4,709 psm | ×1.000 | S$4,709 psm |
| Jul 2026 | Blk 854 | 07 TO 09 | 123 sqm | S$615,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Jul 2026 | Blk 834 | 04 TO 06 | 127 sqm | S$540,000 | S$4,252 psm | ×1.000 | S$4,252 psm |
| Jul 2026 | Blk 865 | 07 TO 09 | 127 sqm | S$580,000 | S$4,567 psm | ×1.000 | S$4,567 psm |
| Jun 2026 | Blk 825 | 07 TO 09 | 129 sqm | S$573,000 | S$4,442 psm | ×1.000 | S$4,442 psm |
| Jun 2026 | Blk 850 | 07 TO 09 | 128 sqm | S$590,000 | S$4,609 psm | ×1.000 | S$4,609 psm |
| May 2026 | Blk 818 | 07 TO 09 | 135 sqm | S$635,000 | S$4,704 psm | ×1.000 | S$4,704 psm |
| May 2026 | Blk 820 | 04 TO 06 | 126 sqm | S$585,000 | S$4,643 psm | ×1.000 | S$4,643 psm |
| May 2026 | Blk 817 | 01 TO 03 | 126 sqm | S$595,000 | S$4,722 psm | ×1.000 | S$4,722 psm |
| May 2026 | Blk 817 | 04 TO 06 | 126 sqm | S$575,000 | S$4,563 psm | ×1.000 | S$4,563 psm |
| May 2026 | Blk 833 | 01 TO 03 | 127 sqm | S$570,000 | S$4,488 psm | ×1.000 | S$4,488 psm |
| Apr 2026 | Blk 851 | 01 TO 03 | 129 sqm | S$585,000 | S$4,535 psm | ×1.000 | S$4,535 psm |
| Apr 2026 | Blk 836 | 01 TO 03 | 138 sqm | S$590,000 | S$4,275 psm | ×1.000 | S$4,275 psm |
| Mar 2026 | Blk 836 | 04 TO 06 | 138 sqm | S$640,000 | S$4,638 psm | ×0.997 | S$4,624 psm |
| Mar 2026 | Blk 811 | 01 TO 03 | 126 sqm | S$595,000 | S$4,722 psm | ×0.997 | S$4,708 psm |
| Mar 2026 | Blk 825 | 01 TO 03 | 128 sqm | S$573,000 | S$4,477 psm | ×0.997 | S$4,463 psm |
| Mar 2026 | Blk 813 | 10 TO 12 | 121 sqm | S$560,000 | S$4,628 psm | ×0.997 | S$4,614 psm |
| Mar 2026 | Blk 866 | 04 TO 06 | 125 sqm | S$565,000 | S$4,520 psm | ×0.997 | S$4,507 psm |
| Mar 2026 | Blk 833 | 13 TO 15 | 127 sqm | S$590,000 | S$4,646 psm | ×0.997 | S$4,632 psm |
| Feb 2026 | Blk 855 | 10 TO 12 | 123 sqm | S$605,000 | S$4,919 psm | ×0.997 | S$4,904 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 |
| Feb 2026 | Blk 848 | 13 TO 15 | 128 sqm | S$612,000 | S$4,781 psm | ×0.997 | S$4,767 psm |
| Jan 2026 | Blk 866 | 07 TO 09 | 125 sqm | S$565,000 | S$4,520 psm | ×0.997 | S$4,507 psm |
| Dec 2025 | Blk 832 | 01 TO 03 | 126 sqm | S$590,000 | S$4,683 psm | ×0.996 | S$4,664 psm |
| Dec 2025 | Blk 846 | 01 TO 03 | 135 sqm | S$640,000 | S$4,741 psm | ×0.996 | S$4,722 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.
7.17% gross yield
S$42,000 of rent a year against the estimate above · 1.49 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$585,714?
Buying: Stamp duty on S$585,714 · Cash and CPF needed on S$585,714 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$585,714.
Each opens with this figure filled in; change anything there.
Primary schools near 833 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 · 433 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 610 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xingnan Primary School · 687 m · no 2025 Phase 2C ballot
- Westwood Primary School · 709 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Frontier Primary School · 884 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Corporation Primary School · 1,612 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 833 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 127 sqm | S$570,000 | S$4,488 psm |
| Mar 2026 | Blk 833 · 5 ROOM · 13 TO 15 · Improved · 66 years left | 127 sqm | S$590,000 | S$4,646 psm |
| Aug 2025 | Blk 833 · 5 ROOM · 13 TO 15 · Model A · 67 years left | 134 sqm | S$615,000 | S$4,590 psm |
| Jun 2025 | Blk 833 · 5 ROOM · 04 TO 06 · Model A · 67 years left | 134 sqm | S$600,000 | S$4,478 psm |
| May 2025 | Blk 833 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 127 sqm | S$570,000 | S$4,488 psm |
| Nov 2024 | Blk 833 · 5 ROOM · 10 TO 12 · Improved · 68 years left | 127 sqm | S$602,000 | S$4,740 psm |
| Aug 2024 | Blk 833 · 5 ROOM · 13 TO 15 · Improved · 68 years left | 126 sqm | S$618,000 | S$4,905 psm |
| Jul 2024 | Blk 833 · 5 ROOM · 07 TO 09 · Model A · 68 years left | 134 sqm | S$590,000 | S$4,403 psm |
| Mar 2024 | Blk 833 · 5 ROOM · 04 TO 06 · Improved · 68 years left | 127 sqm | S$550,000 | S$4,331 psm |
| Apr 2023 | Blk 833 · 4 ROOM · 10 TO 12 · Model A · 69 years left | 106 sqm | S$465,000 | S$4,387 psm |
| Mar 2022 | Blk 833 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 127 sqm | S$518,000 | S$4,079 psm |
| Mar 2022 | Blk 833 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 106 sqm | S$465,000 | S$4,387 psm |
Showing 12 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2025 | Blk 833 · 5 ROOM | S$3,000 | — |
| Nov 2024 | Blk 833 · 5 ROOM | S$2,900 | — |
| Apr 2023 | Blk 833 · 5 ROOM | S$3,300 | — |
| Jan 2023 | Blk 833 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 833 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 833 · 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$567,427 | S$626,485 | S$678,495 | S$690,361 |
| 10 years | 55 years | S$547,450 | S$667,339 | S$782,742 | S$810,360 |
| 20 years | 45 years | S$496,270 | S$737,431 | S$1,014,533 | S$1,087,389 |
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.