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HDB · 642276

Blk 276B Jurong West Ave 3

Project page · 99-year lease from 2002

Indicative value range
S$545,000 – S$560,500
Indicative mid S$549,999 · S$4,955 psm

Based on 11 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 273A07 TO 09111 sqmS$545,000S$4,910 psm×1.000S$4,910 psm
Aug 2026Blk 273C13 TO 15111 sqmS$540,000S$4,865 psm×1.000S$4,865 psm
Jul 2026Blk 274D10 TO 12111 sqmS$565,000S$5,090 psm×1.000S$5,090 psm
Jun 2026Blk 273C01 TO 03111 sqmS$550,000S$4,955 psm×1.000S$4,955 psm
Jun 2026Blk 276B01 TO 03111 sqmS$556,000S$5,009 psm×1.000S$5,009 psm
May 2026Blk 273B13 TO 15111 sqmS$550,000S$4,955 psm×1.000S$4,955 psm
May 2026Blk 273B13 TO 15111 sqmS$543,000S$4,892 psm×1.000S$4,892 psm
May 2026Blk 273A04 TO 06111 sqmS$550,000S$4,955 psm×1.000S$4,955 psm
Apr 2026Blk 273B07 TO 09111 sqmS$567,000S$5,108 psm×1.000S$5,108 psm
Apr 2026Blk 273A04 TO 06111 sqmS$545,000S$4,910 psm×1.000S$4,910 psm
Apr 2026Blk 274D07 TO 09111 sqmS$575,000S$5,180 psm×1.000S$5,180 psm

How accurate is this estimate for Jurong West Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 19 sales in Jurong West Ave 3 since.

Median error
2.0%

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.

8.29% gross yield

S$45,600 of rent a year against the estimate above · 0.99 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 13 approvals in the last year.

In Jurong West, flats of this type with 70 to 79 years of lease left yield 7.30%, from 16 blocks.

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

ApprovedBlockFlatRent a month
Aug 2026273C5 ROOMS$4,200
Aug 2026276B5 ROOMS$3,880
Aug 2026273C5 ROOMS$3,800
Aug 2026276B5 ROOMS$3,400
Aug 2026273B5 ROOMS$3,400
Jul 2026276B5 ROOMS$3,900
Jul 2026273B5 ROOMS$3,850
Jun 2026273B5 ROOMS$3,850

median of 13 HDB rental approvals for 5 ROOM on Jurong West Ave 3 since 2025-10.

Buying or selling at S$549,999?

Buying: Stamp duty on S$549,999 · Cash and CPF needed on S$549,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$549,999.

Each opens with this figure filled in; change anything there.

Primary schools near 276b Jurong West Ave 3

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 276B · 5 ROOM · 01 TO 03 · Improved · 75 years left
111 sqmS$556,000S$5,009 psm
Mar 2026
Blk 276B · 4 ROOM · 01 TO 03 · Model A · 75 years left
90 sqmS$490,000S$5,444 psm
Oct 2025
Blk 276B · 5 ROOM · 07 TO 09 · Improved · 76 years left
111 sqmS$580,000S$5,225 psm
Mar 2025
Blk 276B · 5 ROOM · 01 TO 03 · Improved · 76 years left
111 sqmS$550,000S$4,955 psm
Dec 2024
Blk 276B · 4 ROOM · 04 TO 06 · Model A · 76 years left
90 sqmS$480,000S$5,333 psm
Sept 2024
Blk 276B · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$570,000S$5,135 psm
Sept 2024
Blk 276B · 4 ROOM · 01 TO 03 · Model A · 77 years left
90 sqmS$480,000S$5,333 psm
May 2024
Blk 276B · 5 ROOM · 10 TO 12 · Improved · 77 years left
111 sqmS$490,000S$4,414 psm
Apr 2024
Blk 276B · 5 ROOM · 10 TO 12 · Improved · 77 years left
111 sqmS$520,000S$4,685 psm
Mar 2024
Blk 276B · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$530,000S$4,775 psm
Dec 2023
Blk 276B · 5 ROOM · 04 TO 06 · Improved · 77 years left
111 sqmS$520,000S$4,685 psm
Dec 2023
Blk 276B · 4 ROOM · 01 TO 03 · Model A · 77 years left
90 sqmS$425,000S$4,722 psm
Jul 2023
Blk 276B · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$518,000S$4,667 psm
Feb 2023
Blk 276B · 5 ROOM · 10 TO 12 · Improved · 78 years left
111 sqmS$518,000S$4,667 psm
Oct 2022
Blk 276B · 4 ROOM · 10 TO 12 · Model A · 78 years left
90 sqmS$460,000S$5,111 psm
Aug 2022
Blk 276B · 4 ROOM · 04 TO 06 · Model A · 79 years left
90 sqmS$410,000S$4,556 psm
Mar 2022
Blk 276B · 4 ROOM · 04 TO 06 · Model A · 79 years left
90 sqmS$415,000S$4,611 psm
See more

Showing 17 of 78.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years69 yearsS$527,619S$582,534S$630,895S$641,929
10 years64 yearsS$511,145S$623,083S$730,833S$756,620
20 years54 yearsS$470,759S$699,524S$962,381S$1,031,492

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.