Blk 561A Jurong West St 42
Project page · 99-year lease from 2018
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 561A | 04 TO 06 | 93 sqm | S$580,000 | S$6,237 psm | ×1.000 | S$6,237 psm |
| Jul 2026 | Blk 561A | 13 TO 15 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Mar 2026 | Blk 561A | 07 TO 09 | 93 sqm | S$655,000 | S$7,043 psm | ×0.997 | S$7,022 psm |
| Mar 2026 | Blk 561A | 13 TO 15 | 93 sqm | S$630,000 | S$6,774 psm | ×0.997 | S$6,754 psm |
| Dec 2025 | Blk 561A | 07 TO 09 | 93 sqm | S$632,888 | S$6,805 psm | ×0.996 | S$6,779 psm |
| Dec 2025 | Blk 561A | 13 TO 15 | 93 sqm | S$670,000 | S$7,204 psm | ×0.996 | S$7,176 psm |
How accurate is this estimate for Jurong West St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 108 sales in Jurong West St 42 since.
- Median error
- 3.4%
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.
6.20% gross yield
S$39,000 of rent a year against the estimate above · 0.87 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 82 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 447 | 4 ROOM | S$3,800 |
| Sept 2026 | 448 | 4 ROOM | S$3,800 |
| Sept 2026 | 454 | 4 ROOM | S$3,500 |
| Sept 2026 | 404 | 4 ROOM | S$3,400 |
| Sept 2026 | 450 | 4 ROOM | S$3,300 |
| Sept 2026 | 550 | 4 ROOM | S$3,200 |
| Sept 2026 | 414 | 4 ROOM | S$3,000 |
| Sept 2026 | 412 | 4 ROOM | S$2,700 |
median of 82 HDB rental approvals for 4 ROOM on Jurong West St 42 since 2025-10.
Buying or selling at S$629,271?
Buying: Stamp duty on S$629,271 · Cash and CPF needed on S$629,271 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$629,271.
Each opens with this figure filled in; change anything there.
Primary schools near 561a Jurong West St 42
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
- Shuqun Primary School · 719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 769 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Corporation Primary School · 1,309 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,348 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,378 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,530 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,678 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jul 2026 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2026 | Blk 561A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Mar 2026 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Mar 2026 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Feb 2026 | Blk 561A · 3 ROOM · 16 TO 18 · Model A · 91 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Dec 2025 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Dec 2025 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$632,888 | S$6,805 psm |
| Dec 2025 | Blk 561A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Sept 2025 | Blk 561A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Jul 2025 | Blk 561A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$522,000 | S$7,676 psm |
| May 2025 | Blk 561A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Apr 2025 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Feb 2025 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jan 2025 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2025 | Blk 561A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$636,000 | S$6,839 psm |
| Sept 2024 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2024 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jul 2024 | Blk 561A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2024 | Blk 561A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Apr 2024 | Blk 561A · 3 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 68 sqm | S$420,000 | S$6,176 psm |
| Mar 2024 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Jan 2024 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Nov 2023 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Nov 2023 | Blk 561A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Sept 2023 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2023 | Blk 561A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Aug 2023 | Blk 561A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$538,888 | S$5,794 psm |
| Jun 2023 | Blk 561A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| May 2023 | Blk 561A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Apr 2023 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jan 2023 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2022 | Blk 561A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Dec 2022 | Blk 561A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Dec 2022 | Blk 561A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$438,888 | S$6,454 psm |
| Dec 2022 | Blk 561A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Oct 2022 | Blk 561A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$422,000 | S$6,206 psm |
| Sept 2022 | Blk 561A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Sept 2022 | Blk 561A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Aug 2022 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Aug 2022 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Aug 2022 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Aug 2022 | Blk 561A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Jul 2022 | Blk 561A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2022 | Blk 561A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Jun 2022 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jun 2022 | Blk 561A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jun 2022 | Blk 561A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$395,000 | S$5,809 psm |
| May 2022 | Blk 561A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$546,000 | S$5,871 psm |
| May 2022 | Blk 561A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Apr 2022 | Blk 561A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$487,000 | S$5,237 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 561A · 4 ROOM | S$4,600 | — |
| Feb 2026 | Blk 561A · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 561A · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 561A · 4 ROOM | S$4,000 | — |
| Jul 2024 | Blk 561A · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 561A · 4 ROOM | S$2,600 | — |
| Feb 2023 | Blk 561A · 4 ROOM | S$3,800 | — |
| Aug 2022 | Blk 561A · 4 ROOM | S$2,500 | — |
| Jul 2022 | Blk 561A · 4 ROOM | S$2,400 | — |
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 90 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 | 85 years | S$598,249 | S$660,515 | S$715,351 | S$727,861 |
| 10 years | 80 years | S$561,708 | S$684,720 | S$803,128 | S$831,466 |
| 20 years | 70 years | S$495,476 | S$736,252 | S$1,012,910 | S$1,085,650 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.