Blk 928 Jurong West St 92
Project page · 99-year lease from 1988
Based on 9 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 926 | 04 TO 06 | 73 sqm | S$390,000 | S$5,342 psm | ×1.000 | S$5,342 psm |
| Jul 2026 | Blk 925 | 07 TO 09 | 73 sqm | S$402,000 | S$5,507 psm | ×1.000 | S$5,507 psm |
| Jun 2026 | Blk 925 | 10 TO 12 | 73 sqm | S$412,000 | S$5,644 psm | ×1.000 | S$5,644 psm |
| Jun 2026 | Blk 928 | 04 TO 06 | 73 sqm | S$375,000 | S$5,137 psm | ×1.000 | S$5,137 psm |
| Apr 2026 | Blk 928 | 10 TO 12 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Apr 2026 | Blk 929 | 04 TO 06 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Mar 2026 | Blk 926 | 10 TO 12 | 73 sqm | S$415,000 | S$5,685 psm | ×0.997 | S$5,668 psm |
| Feb 2026 | Blk 929 | 07 TO 09 | 73 sqm | S$395,000 | S$5,411 psm | ×0.997 | S$5,395 psm |
| Jan 2026 | Blk 929 | 04 TO 06 | 73 sqm | S$405,000 | S$5,548 psm | ×0.997 | S$5,532 psm |
How accurate is this estimate for Jurong West St 92?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Jurong West St 92 since.
- Median error
- 2.2%
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.
7.95% gross yield
S$31,800 of rent a year against the estimate above · 0.58 points above flats like it
Homes like this rent for about S$2,650 a month, the middle of 10 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 |
|---|---|---|---|
| Aug 2026 | 926 | 3 ROOM | S$2,700 |
| Jun 2026 | 925 | 3 ROOM | S$2,600 |
| Jun 2026 | 925 | 3 ROOM | S$2,500 |
| May 2026 | 929 | 3 ROOM | S$2,400 |
| May 2026 | 929 | 3 ROOM | S$1,400 |
| Apr 2026 | 928 | 3 ROOM | S$2,800 |
| Feb 2026 | 926 | 3 ROOM | S$3,100 |
| Dec 2025 | 929 | 3 ROOM | S$2,750 |
median of 10 HDB rental approvals for 3 ROOM on Jurong West St 92 since 2025-10.
Buying or selling at S$400,000?
Buying: Stamp duty on S$400,000 · Cash and CPF needed on S$400,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$400,000.
Each opens with this figure filled in; change anything there.
Primary schools near 928 Jurong West St 92
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 · 188 m · no 2025 Phase 2C ballot
1 to 2 km
- Jurong West Primary School · 1,000 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- West Grove Primary School · 1,075 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Frontier Primary School · 1,163 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Westwood Primary School · 1,358 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 928 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$375,000 | S$5,137 psm |
| Apr 2026 | Blk 928 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Jan 2025 | Blk 928 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 73 sqm | S$370,000 | S$5,068 psm |
| Jan 2025 | Blk 928 · 3 ROOM · 07 TO 09 · Model A · 63 years left | 73 sqm | S$385,000 | S$5,274 psm |
| Dec 2024 | Blk 928 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Jun 2024 | Blk 928 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$471,000 | S$4,573 psm |
| Jan 2024 | Blk 928 · 3 ROOM · 04 TO 06 · Model A · 64 years left | 73 sqm | S$353,000 | S$4,836 psm |
| May 2023 | Blk 928 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 73 sqm | S$350,888 | S$4,807 psm |
| Mar 2023 | Blk 928 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 73 sqm | S$365,000 | S$5,000 psm |
| Jul 2022 | Blk 928 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 73 sqm | S$338,000 | S$4,630 psm |
| May 2022 | Blk 928 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 103 sqm | S$430,000 | S$4,175 psm |
| Oct 2021 | Blk 928 · 3 ROOM · 07 TO 09 · Model A · 66 years left | 73 sqm | S$320,000 | S$4,384 psm |
Showing 12 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 928 · 4 ROOM | S$3,150 | — |
| Apr 2026 | Blk 928 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 928 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 928 · 3 ROOM | S$2,000 | — |
| Apr 2025 | Blk 928 · 3 ROOM | S$2,650 | — |
| Aug 2024 | Blk 928 · 4 ROOM | S$2,650 | — |
| Jul 2024 | Blk 928 · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 928 · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 928 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 928 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 928 · 3 ROOM | S$2,650 | — |
| Feb 2023 | Blk 928 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 928 · 4 ROOM | S$2,650 | — |
| Jul 2022 | Blk 928 · 3 ROOM | S$1,650 | — |
| Sept 2021 | Blk 928 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 928 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 928 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 928 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 928 · 3 ROOM | S$1,500 | — |
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$385,918 | S$426,085 | S$461,458 | S$469,528 |
| 10 years | 50 years | S$368,396 | S$449,073 | S$526,731 | S$545,316 |
| 20 years | 40 years | S$329,459 | S$489,559 | S$673,519 | S$721,886 |
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.