Blk 858 Jurong West St 81
Project page · 99-year lease from 1996
Based on 38 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 838 | 01 TO 03 | 104 sqm | S$484,888 | S$4,662 psm | ×1.000 | S$4,662 psm |
| Oct 2026 | Blk 826 | 10 TO 12 | 104 sqm | S$520,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Sept 2026 | Blk 838 | 10 TO 12 | 104 sqm | S$495,000 | S$4,760 psm | ×1.000 | S$4,760 psm |
| Sept 2026 | Blk 813 | 10 TO 12 | 104 sqm | S$490,000 | S$4,712 psm | ×1.000 | S$4,712 psm |
| Sept 2026 | Blk 856 | 13 TO 15 | 104 sqm | S$525,000 | S$5,048 psm | ×1.000 | S$5,048 psm |
| Sept 2026 | Blk 812 | 10 TO 12 | 104 sqm | S$545,000 | S$5,240 psm | ×1.000 | S$5,240 psm |
| Sept 2026 | Blk 839 | 01 TO 03 | 109 sqm | S$475,000 | S$4,358 psm | ×1.000 | S$4,358 psm |
| Sept 2026 | Blk 845 | 04 TO 06 | 108 sqm | S$515,000 | S$4,769 psm | ×1.000 | S$4,769 psm |
| Sept 2026 | Blk 843 | 13 TO 15 | 106 sqm | S$510,000 | S$4,811 psm | ×1.000 | S$4,811 psm |
| Aug 2026 | Blk 826 | 04 TO 06 | 104 sqm | S$475,000 | S$4,567 psm | ×1.000 | S$4,567 psm |
| Aug 2026 | Blk 835 | 10 TO 12 | 104 sqm | S$501,000 | S$4,817 psm | ×1.000 | S$4,817 psm |
| Aug 2026 | Blk 834 | 01 TO 03 | 109 sqm | S$475,000 | S$4,358 psm | ×1.000 | S$4,358 psm |
| Aug 2026 | Blk 813 | 01 TO 03 | 104 sqm | S$505,000 | S$4,856 psm | ×1.000 | S$4,856 psm |
| Jul 2026 | Blk 820 | 01 TO 03 | 112 sqm | S$510,000 | S$4,554 psm | ×1.000 | S$4,554 psm |
| Jul 2026 | Blk 810 | 01 TO 03 | 107 sqm | S$490,000 | S$4,579 psm | ×1.000 | S$4,579 psm |
| Jun 2026 | Blk 857 | 04 TO 06 | 102 sqm | S$498,000 | S$4,882 psm | ×1.000 | S$4,882 psm |
| May 2026 | Blk 813 | 07 TO 09 | 104 sqm | S$512,000 | S$4,923 psm | ×1.000 | S$4,923 psm |
| May 2026 | Blk 863 | 04 TO 06 | 106 sqm | S$535,000 | S$5,047 psm | ×1.000 | S$5,047 psm |
| May 2026 | Blk 852 | 07 TO 09 | 108 sqm | S$493,000 | S$4,565 psm | ×1.000 | S$4,565 psm |
| May 2026 | Blk 838 | 10 TO 12 | 104 sqm | S$510,000 | S$4,904 psm | ×1.000 | S$4,904 psm |
| May 2026 | Blk 865 | 01 TO 03 | 106 sqm | S$500,000 | S$4,717 psm | ×1.000 | S$4,717 psm |
| Apr 2026 | Blk 854 | 01 TO 03 | 107 sqm | S$480,000 | S$4,486 psm | ×1.000 | S$4,486 psm |
| Apr 2026 | Blk 847 | 10 TO 12 | 108 sqm | S$520,000 | S$4,815 psm | ×1.000 | S$4,815 psm |
| Apr 2026 | Blk 835 | 07 TO 09 | 104 sqm | S$550,000 | S$5,288 psm | ×1.000 | S$5,288 psm |
| Apr 2026 | Blk 852 | 13 TO 15 | 107 sqm | S$508,000 | S$4,748 psm | ×1.000 | S$4,748 psm |
| Mar 2026 | Blk 839 | 10 TO 12 | 109 sqm | S$540,000 | S$4,954 psm | ×0.997 | S$4,940 psm |
| Mar 2026 | Blk 838 | 01 TO 03 | 104 sqm | S$480,000 | S$4,615 psm | ×0.997 | S$4,602 psm |
| Mar 2026 | Blk 823 | 07 TO 09 | 104 sqm | S$530,000 | S$5,096 psm | ×0.997 | S$5,081 psm |
| Mar 2026 | Blk 852 | 10 TO 12 | 107 sqm | S$510,000 | S$4,766 psm | ×0.997 | S$4,752 psm |
| Feb 2026 | Blk 854 | 04 TO 06 | 107 sqm | S$497,000 | S$4,645 psm | ×0.997 | S$4,631 psm |
| Feb 2026 | Blk 845 | 04 TO 06 | 108 sqm | S$510,000 | S$4,722 psm | ×0.997 | S$4,708 psm |
| Jan 2026 | Blk 816 | 07 TO 09 | 107 sqm | S$518,000 | S$4,841 psm | ×0.997 | S$4,827 psm |
| Jan 2026 | Blk 851 | 07 TO 09 | 108 sqm | S$520,000 | S$4,815 psm | ×0.997 | S$4,801 psm |
| Jan 2026 | Blk 812 | 10 TO 12 | 104 sqm | S$480,000 | S$4,615 psm | ×0.997 | S$4,602 psm |
| Jan 2026 | Blk 839 | 07 TO 09 | 109 sqm | S$535,000 | S$4,908 psm | ×0.997 | S$4,894 psm |
| Dec 2025 | Blk 835 | 07 TO 09 | 104 sqm | S$520,000 | S$5,000 psm | ×0.996 | S$4,980 psm |
| Nov 2025 | Blk 851 | 07 TO 09 | 108 sqm | S$530,000 | S$4,907 psm | ×0.996 | S$4,888 psm |
| Nov 2025 | Blk 858 | 10 TO 12 | 109 sqm | S$540,000 | S$4,954 psm | ×0.996 | S$4,935 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.
7.92% gross yield
S$39,600 of rent a year against the estimate above · 1.23 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 55 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 822 | 4 ROOM | S$4,200 |
| Sept 2026 | 811 | 4 ROOM | S$3,600 |
| Sept 2026 | 815 | 4 ROOM | S$3,200 |
| Sept 2026 | 864 | 4 ROOM | S$3,000 |
| Sept 2026 | 835 | 4 ROOM | S$2,900 |
| Sept 2026 | 854 | 4 ROOM | S$2,400 |
| Aug 2026 | 864 | 4 ROOM | S$2,900 |
| Jul 2026 | 836 | 4 ROOM | S$4,200 |
median of 55 HDB rental approvals for 4 ROOM on Jurong West St 81 since 2025-10.
Buying or selling at S$499,820?
Buying: Stamp duty on S$499,820 · Cash and CPF needed on S$499,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$499,820.
Each opens with this figure filled in; change anything there.
Primary schools near 858 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
- Westwood Primary School · 423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 433 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 967 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Xingnan Primary School · 1,054 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Corporation Primary School · 1,244 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,252 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 1,879 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 858 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 109 sqm | S$540,000 | S$4,954 psm |
| Sept 2025 | Blk 858 · 5 ROOM · 07 TO 09 · Model A · 70 years left excluded: outlier | 132 sqm | S$710,000 | S$5,379 psm |
| Oct 2024 | Blk 858 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 126 sqm | S$588,000 | S$4,667 psm |
| Sept 2023 | Blk 858 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 126 sqm | S$578,000 | S$4,587 psm |
| Sept 2022 | Blk 858 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$468,000 | S$4,588 psm |
| Nov 2021 | Blk 858 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 126 sqm | S$515,000 | S$4,087 psm |
Showing 6 of 37.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 858 · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 858 · 5 ROOM | S$3,200 | — |
| Dec 2021 | Blk 858 · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 858 · 5 ROOM | S$2,200 | — |
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 68 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 | 63 years | S$484,214 | S$534,612 | S$578,995 | S$589,121 |
| 10 years | 58 years | S$467,168 | S$569,475 | S$667,954 | S$691,522 |
| 20 years | 48 years | S$423,493 | S$629,288 | S$865,753 | S$927,925 |
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.