Blk 561B Jurong West St 42
Project page · 99-year lease from 2018
Based on 7 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 560A | 07 TO 09 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| 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.
6.19% gross yield
S$39,000 of rent a year against the estimate above · 0.86 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$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 561b 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 · 772 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 821 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Corporation Primary School · 1,314 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,386 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,388 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,560 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,730 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$470,888 | S$6,925 psm |
| Nov 2025 | Blk 561B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Aug 2025 | Blk 561B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jun 2025 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$585,000 | S$6,290 psm |
| May 2025 | Blk 561B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Mar 2025 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$611,888 | S$6,579 psm |
| Feb 2025 | Blk 561B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Feb 2025 | Blk 561B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Dec 2024 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Oct 2024 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Sept 2024 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$471,000 | S$6,926 psm |
| Jul 2024 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Mar 2024 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Feb 2024 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jan 2024 | Blk 561B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jan 2024 | Blk 561B · 3 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 68 sqm | S$415,000 | S$6,103 psm |
| Dec 2023 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Nov 2023 | Blk 561B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Nov 2023 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Sept 2023 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$533,888 | S$5,741 psm |
| Aug 2023 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jun 2023 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2023 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Apr 2023 | Blk 561B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Apr 2023 | Blk 561B · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$448,000 | S$6,588 psm |
| Mar 2023 | Blk 561B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Dec 2022 | Blk 561B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Dec 2022 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Nov 2022 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$596,500 | S$6,414 psm |
| Oct 2022 | Blk 561B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Sept 2022 | Blk 561B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Sept 2022 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Sept 2022 | Blk 561B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Sept 2022 | Blk 561B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Sept 2022 | Blk 561B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Sept 2022 | Blk 561B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Aug 2022 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Aug 2022 | Blk 561B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Jul 2022 | Blk 561B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jul 2022 | Blk 561B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Jun 2022 | Blk 561B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jun 2022 | Blk 561B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jun 2022 | Blk 561B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jun 2022 | Blk 561B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Jun 2022 | Blk 561B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$413,000 | S$6,074 psm |
| Jun 2022 | Blk 561B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Apr 2022 | Blk 561B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 561B · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 561B · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 561B · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 561B · 3 ROOM | S$2,850 | — |
| May 2024 | Blk 561B · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 561B · 4 ROOM | S$3,000 | — |
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$598,941 | S$661,280 | S$716,179 | S$728,704 |
| 10 years | 80 years | S$562,359 | S$685,512 | S$804,058 | S$832,428 |
| 20 years | 70 years | S$496,050 | S$737,104 | S$1,014,083 | S$1,086,906 |
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.