Blk 830A Jurong West St 81
Project page · 99-year lease from 1993
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 842 | 13 TO 15 | 147 sqm | S$720,000 | S$4,898 psm | ×1.000 | S$4,898 psm |
| Jul 2026 | Blk 829 | 10 TO 12 | 145 sqm | S$760,000 | S$5,241 psm | ×1.000 | S$5,241 psm |
| Jun 2026 | Blk 841 | 13 TO 15 | 148 sqm | S$760,000 | S$5,135 psm | ×1.000 | S$5,135 psm |
| Dec 2025 | Blk 862 | 01 TO 03 | 144 sqm | S$725,000 | S$5,035 psm | ×0.996 | S$5,015 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.
6.03% gross yield
S$44,400 of rent a year against the estimate above · 1.33 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 830A | EXECUTIVE | S$4,800 |
| Jul 2026 | 841 | EXECUTIVE | S$4,000 |
| Jul 2026 | 830 | EXECUTIVE | S$4,000 |
| Jun 2026 | 830 | EXECUTIVE | S$4,500 |
| Jun 2026 | 861 | EXECUTIVE | S$3,700 |
| Jun 2026 | 829 | EXECUTIVE | S$3,500 |
| May 2026 | 859 | EXECUTIVE | S$2,100 |
| Apr 2026 | 859 | EXECUTIVE | S$4,300 |
median of 15 HDB rental approvals for EXECUTIVE on Jurong West St 81 since 2025-10.
Buying or selling at S$735,881?
Buying: Stamp duty on S$735,881 · Cash and CPF needed on S$735,881 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$735,881.
Each opens with this figure filled in; change anything there.
Primary schools near 830a 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 · 435 m · no 2025 Phase 2C ballot
- Westwood Primary School · 656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xingnan Primary School · 707 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 749 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Frontier Primary School · 1,031 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Corporation Primary School · 1,556 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2024 | Blk 830A · EXECUTIVE · 01 TO 03 · Apartment · 68 years left | 145 sqm | S$650,000 | S$4,483 psm |
| Sept 2023 | Blk 830A · EXECUTIVE · 10 TO 12 · Apartment · 69 years left | 146 sqm | S$678,000 | S$4,644 psm |
| Aug 2023 | Blk 830A · EXECUTIVE · 10 TO 12 · Apartment · 69 years left | 145 sqm | S$695,000 | S$4,793 psm |
| May 2023 | Blk 830A · EXECUTIVE · 13 TO 15 · Apartment · 69 years left | 146 sqm | S$717,000 | S$4,911 psm |
| Feb 2023 | Blk 830A · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 146 sqm | S$690,000 | S$4,726 psm |
| Feb 2022 | Blk 830A · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 146 sqm | S$615,000 | S$4,212 psm |
| Jan 2022 | Blk 830A · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 145 sqm | S$595,000 | S$4,103 psm |
Showing 7 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 830A · EXECUTIVE | S$4,800 | — |
| Aug 2025 | Blk 830A · EXECUTIVE | S$3,600 | — |
| Jun 2025 | Blk 830A · EXECUTIVE | S$4,500 | — |
| Jun 2025 | Blk 830A · EXECUTIVE | S$3,600 | — |
| May 2025 | Blk 830A · EXECUTIVE | S$3,100 | — |
| Sept 2023 | Blk 830A · EXECUTIVE | S$3,500 | — |
| Jul 2023 | Blk 830A · EXECUTIVE | S$3,400 | — |
| May 2023 | Blk 830A · EXECUTIVE | S$2,800 | — |
| Oct 2022 | Blk 830A · EXECUTIVE | S$3,200 | — |
| Oct 2021 | Blk 830A · EXECUTIVE | S$2,400 | — |
| Aug 2021 | Blk 830A · EXECUTIVE | S$2,450 | — |
| May 2021 | Blk 830A · EXECUTIVE | S$2,500 | — |
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 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$712,905 | S$787,105 | S$852,450 | S$867,358 |
| 10 years | 55 years | S$687,807 | S$838,433 | S$983,424 | S$1,018,123 |
| 20 years | 45 years | S$623,505 | S$926,496 | S$1,274,642 | S$1,366,177 |
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.