Blk 904 Jurong West St 91
Project page · 99-year lease from 1988
Based on 16 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 915 | 01 TO 03 | 73 sqm | S$380,000 | S$5,205 psm | ×1.000 | S$5,205 psm |
| Aug 2026 | Blk 939 | 01 TO 03 | 73 sqm | S$393,000 | S$5,384 psm | ×1.000 | S$5,384 psm |
| Aug 2026 | Blk 914 | 04 TO 06 | 73 sqm | S$393,000 | S$5,384 psm | ×1.000 | S$5,384 psm |
| Jul 2026 | Blk 916 | 10 TO 12 | 73 sqm | S$396,000 | S$5,425 psm | ×1.000 | S$5,425 psm |
| Jul 2026 | Blk 915 | 04 TO 06 | 73 sqm | S$370,000 | S$5,068 psm | ×1.000 | S$5,068 psm |
| Jun 2026 | Blk 917 | 04 TO 06 | 73 sqm | S$370,000 | S$5,068 psm | ×1.000 | S$5,068 psm |
| Jun 2026 | Blk 936 | 04 TO 06 | 73 sqm | S$412,500 | S$5,651 psm | ×1.000 | S$5,651 psm |
| May 2026 | Blk 908 | 10 TO 12 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,589 psm |
| May 2026 | Blk 936 | 07 TO 09 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Apr 2026 | Blk 936 | 04 TO 06 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Mar 2026 | Blk 917 | 01 TO 03 | 73 sqm | S$375,000 | S$5,137 psm | ×0.997 | S$5,122 psm |
| Feb 2026 | Blk 904 | 04 TO 06 | 73 sqm | S$385,000 | S$5,274 psm | ×0.997 | S$5,258 psm |
| Jan 2026 | Blk 915 | 10 TO 12 | 73 sqm | S$400,000 | S$5,479 psm | ×0.997 | S$5,463 psm |
| Dec 2025 | Blk 917 | 01 TO 03 | 73 sqm | S$420,000 | S$5,753 psm | ×0.996 | S$5,731 psm |
| Dec 2025 | Blk 939 | 01 TO 03 | 73 sqm | S$400,000 | S$5,479 psm | ×0.996 | S$5,458 psm |
| Nov 2025 | Blk 939 | 01 TO 03 | 73 sqm | S$380,000 | S$5,205 psm | ×0.996 | S$5,185 psm |
How accurate is this estimate for Jurong West St 91?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Jurong West St 91 since.
- Median error
- 3.9%
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.
8.21% gross yield
S$32,400 of rent a year against the estimate above · 0.84 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Jul 2026 | 915 | 3 ROOM | S$2,800 |
| Jul 2026 | 904 | 3 ROOM | S$1,600 |
| Jun 2026 | 908 | 3 ROOM | S$3,000 |
| Jun 2026 | 915 | 3 ROOM | S$3,000 |
| Jun 2026 | 915 | 3 ROOM | S$2,800 |
| Jun 2026 | 917 | 3 ROOM | S$2,100 |
| Feb 2026 | 917 | 3 ROOM | S$1,900 |
| Jan 2026 | 915 | 3 ROOM | S$3,000 |
median of 21 HDB rental approvals for 3 ROOM on Jurong West St 91 since 2025-10.
Buying or selling at S$394,500?
Buying: Stamp duty on S$394,500 · Cash and CPF needed on S$394,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$394,500.
Each opens with this figure filled in; change anything there.
Primary schools near 904 Jurong West St 91
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
- Xingnan Primary School · 240 m · no 2025 Phase 2C ballot
1 to 2 km
- Jurong West Primary School · 1,361 m · balloted in 2025 Phase 2C (PRs within 1 km)
- West Grove Primary School · 1,445 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Westwood Primary School · 1,720 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 904 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$490,000 | S$4,757 psm |
| Feb 2026 | Blk 904 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 73 sqm | S$385,000 | S$5,274 psm |
| Jun 2025 | Blk 904 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$500,000 | S$4,854 psm |
| May 2025 | Blk 904 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$510,000 | S$4,951 psm |
| Dec 2024 | Blk 904 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Oct 2024 | Blk 904 · 3 ROOM · 07 TO 09 · Model A · 63 years left | 73 sqm | S$405,000 | S$5,548 psm |
| Sept 2024 | Blk 904 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$373,000 | S$5,110 psm |
| Apr 2024 | Blk 904 · 3 ROOM · 10 TO 12 · Model A · 64 years left | 73 sqm | S$386,000 | S$5,288 psm |
| Feb 2024 | Blk 904 · 3 ROOM · 01 TO 03 · Model A · 64 years left excluded: outlier | 73 sqm | S$325,000 | S$4,452 psm |
| Jun 2022 | Blk 904 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 73 sqm | S$340,000 | S$4,658 psm |
| Apr 2022 | Blk 904 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 103 sqm | S$410,000 | S$3,981 psm |
Showing 11 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 904 · 4 ROOM | S$3,800 | — |
| Jul 2026 | Blk 904 · 4 ROOM | S$3,500 | — |
| Jul 2026 | Blk 904 · 3 ROOM | S$1,600 | — |
| Jan 2026 | Blk 904 · 3 ROOM | S$2,400 | — |
| Dec 2025 | Blk 904 · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 904 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 904 · 3 ROOM | S$2,300 | — |
| Dec 2024 | Blk 904 · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 904 · 3 ROOM | S$1,600 | — |
| Jan 2024 | Blk 904 · 4 ROOM | S$3,400 | — |
| Jan 2024 | Blk 904 · 3 ROOM | S$2,100 | — |
| Nov 2023 | Blk 904 · 4 ROOM | S$2,700 | — |
| Oct 2023 | Blk 904 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 904 · 3 ROOM | S$3,400 | — |
| Feb 2023 | Blk 904 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 904 · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 904 · 3 ROOM | S$2,900 | — |
| Jun 2022 | Blk 904 · 3 ROOM | S$1,600 | — |
| May 2022 | Blk 904 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 904 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 904 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 904 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 904 · 3 ROOM | S$2,200 | — |
| Mar 2021 | Blk 904 · 3 ROOM | S$1,750 | — |
| Jan 2021 | Blk 904 · 4 ROOM | S$2,300 | — |
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 60 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 | 55 years | S$380,612 | S$420,226 | S$455,113 | S$463,072 |
| 10 years | 50 years | S$363,331 | S$442,898 | S$519,489 | S$537,818 |
| 20 years | 40 years | S$324,930 | S$482,828 | S$664,259 | S$711,961 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.