Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$4,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$800 on this acquisition.
Located 16 min (1.32 km) from EW28 Pioneer MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

928 Jurong West Street 92: A Mature HDB Development in the Heart of Jurong

928 Jurong West Street 92 represents a well-established residential address in one of Singapore's oldest and most vibrant public housing estates. Situated in Jurong West, this development has matured into a sought-after neighbourhood that balances affordability with accessibility, making it an attractive option for families, upgraders, and investment-minded buyers looking to enter or expand their property portfolios.

The development's location within Jurong West places it at the intersection of residential stability and economic opportunity. The wider estate has evolved significantly over decades, transforming from a primarily residential zone into a mixed-use neighbourhood that incorporates commercial, educational, and recreational facilities. This diversification has underpinned consistent demand for housing in the area, supporting both rental and capital appreciation over the long term.

Transport Connectivity and Neighbourhood Access

One of the defining advantages of 928 Jurong West Street 92 is its proximity to Pioneer MRT Station on the East-West Line. At approximately 16 minutes walk (1.32 kilometres) from the station, residents benefit from direct access to one of Singapore's busiest transport corridors. The East-West Line provides seamless connectivity to the Central Business District, Changi Airport, and major employment hubs across the island, making this location particularly appealing to commuters and working professionals.

Beyond the MRT, the neighbourhood is well-serviced by bus routes and is within reasonable proximity to Jurong Gateway, Singapore's second-largest commercial and mixed-use development outside the city centre. This clustering of office, retail, and hospitality assets has transformed Jurong West into a genuine regional hub, reducing commute times for residents employed within the area and supporting sustained rental demand for residential units.

Housing Options and Space Considerations

Units within this development span multiple bedroom configurations, accommodating diverse household compositions and life stages. Larger family units provide generous internal space, whilst smaller configurations offer efficient layouts suited to upgraders transitioning from apartments or young families establishing their household roots. The typical floor area across available units reflects the spacious design standards characteristic of HDB flats from this development period, offering good value in terms of built area per dollar spent relative to private housing in adjacent areas.

Market Dynamics and Resale Liquidity

As a mature HDB estate in a well-known location, 928 Jurong West Street 92 benefits from an active secondary market. The combination of established neighbourhood amenities, MRT accessibility, and affordable entry price points means that units tend to experience consistent demand from both owneroccupiers and investors. This liquidity is a significant advantage for buyers, particularly those viewing their purchase as a stepping stone within a longer property investment journey.

Pricing across available units reflects the maturity of the development and the strength of the East-West Line corridor. Compared to newer HDB estates further from the city centre, prices here are supported by the proven accessibility and neighbourhood track record. For buyers assessing value, units on higher floors or with greater proximity to communal facilities often command modest premiums, though entry-level options remain accessible across multiple storeys and orientations.

Investment Considerations for Rental and Capital Growth

From an investment standpoint, units at 928 Jurong West Street 92 appeal to buyers seeking dividend-yielding residential assets with manageable entry costs. The neighbourhood attracts renters ranging from young professionals utilising short commutes to the CBD, to families prioritising space and established school networks. Rental yields on HDB flats in mature Jurong West locations have historically proven stable, underpinned by consistent tenant demand and the area's position as an affordable alternative to private housing.

Capital appreciation has historically tracked broader HDB market trends, influenced by factors including lease decay as properties age, enbloc redevelopment signals in adjacent precincts, and cyclical movements in the broader residential market. Whilst mature properties do experience gradual lease erosion, well-maintained units with strong locational fundamentals and manageable lease lengths relative to purchase price have demonstrated resilience during market downturns and sustained growth during expansionary cycles.

Neighbourhood Amenities and Quality of Life

The wider Jurong West precinct supports extensive community infrastructure, including multiple primary and secondary schools, polyclinics, markets, hawker centres, and recreational facilities. The development's proximity to these amenities makes it particularly suitable for families with school-age children, and the established nature of the neighbourhood means that most essential services are within walking distance or a short bus ride away.

Green spaces and recreational facilities are well-distributed throughout the estate, supporting active and healthy living patterns amongst residents. The maturity of the neighbourhood also means that community bonds and local networks are well-established, contributing to a sense of place and belonging that newer developments may take years to cultivate.

Considerations for Different Buyer Profiles

First-time buyers entering the HDB market will find 928 Jurong West Street 92 offers a compelling combination of affordability, space, and proven market demand. The established neighbourhood reduces risk relative to emerging estates, and the straightforward design and maintenance records of older HDB units simplify the purchasing process and due diligence.

Upgraders moving from smaller flats or seeking larger family homes will appreciate the spacious unit configurations and the neighbourhood's mature amenities. Property investors treating HDB purchases as income-generating assets will value the stable rental market and the historical track record of the East-West Line corridor in supporting consistent tenant demand.

528 Jurong West Street 92 represents a mature, accessible, and well-connected residential option within Singapore's public housing system, combining established neighbourhood fundamentals with strong transport accessibility and proven investment characteristics.

Frequently Asked Questions

What is the estimated rental yield for units at 928 Jurong West Street 92 if purchased as an investment?

Rental yields for HDB flats in mature Jurong West locations typically range between 2.5% to 3.5% gross annual yield, depending on unit configuration, floor level, and orientation. Three-bedroom units in this precinct attract consistent demand from both young families and professionals, supported by the proximity to Pioneer MRT and regional employment nodes around Jurong Gateway. Investors should model conservative occupancy assumptions and account for maintenance contributions, town council levies, and rental agency fees when calculating net yields. The stable rental market in this mature estate, underpinned by proven transport accessibility and community infrastructure, supports long-term income visibility compared to newer, less-established locations.

How does the price per square foot (psf) at 928 Jurong West Street 92 compare to recent HDB transactions in Jurong West?

Price per square foot across available units at 928 Jurong West Street 92 reflects the established maturity of the development and its proven market positioning relative to other Jurong West estates and competing HDB locations across Singapore. Whilst specific transaction data fluctuates, pricing at this estate generally sits within the mid-range for mature Jurong West properties, positioning it favourably for buyers seeking value without sacrificing location fundamentals or neighbourhood amenities. Recent transactions in adjacent precincts indicate sustained demand for units within 1.5 kilometres of the East-West Line, which supports stable psf valuations at this address. Buyers should conduct comparative analysis of recent same-block and nearby-block sales to identify fair pricing within their target floor level and unit configuration.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am buying 928 Jurong West Street 92 as a second residential property?

If you are a Singapore Citizen purchasing 928 Jurong West Street 92 as your second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This means a property purchased at S$500,000 would incur an additional S$100,000 in ABSD, substantially increasing total acquisition costs alongside the standard buyer's stamp duty. ABSD applies regardless of property type and is payable upfront at the time of purchase, impacting cash flow and overall return-on-investment calculations for investors or upgraders. It is essential to factor this significant cost into financing plans and to consult with a tax advisor or conveyancer to understand any potential exemptions or reliefs that might apply to your specific circumstances.

What is the lease decay risk, and how will it affect resale value as the property ages further?

As a mature HDB development, units at 928 Jurong West Street 92 are subject to gradual lease decay as time passes, a characteristic of all leasehold HDB properties with 99-year tenures. The lease remaining on each unit directly influences both resale value and mortgage eligibility, with banks typically tightening lending criteria for flats falling below 60 years of remaining lease. Over time, this decay will reduce the property's attractiveness to younger buyers and may compress valuation multiples, particularly if the lease dips below the 60-year threshold critical for financing. However, the strength of the location—proven by consistent rental demand and transport accessibility—provides some insulation against the sharpest valuation declines experienced by newer estates in less accessible precincts. Buyers should explicitly verify the remaining lease tenure of any unit before purchase and model conservative capital appreciation assumptions for the final 20 years of a 99-year lease cycle.

How does proximity to Pioneer MRT Station affect long-term demand and capital appreciation for this development?

Proximity to Pioneer MRT Station (EW28) is a primary driver of sustained demand and capital appreciation for units at 928 Jurong West Street 92. The East-West Line is one of Singapore's highest-patronage corridors, providing direct connectivity to the CBD, airport, and major employment clusters, which supports consistent tenant demand for rental units and attracts owner-occupiers seeking short commutes. Historical data demonstrates that HDB properties within 1.5 kilometres of established MRT stations outperform those in car-dependent or bus-reliant locations, particularly during economic downturns when transport accessibility becomes a critical decision factor. The maturity of Pioneer Station and the surrounding transport ecosystem—including feeder bus routes and future transport enhancements in the Jurong precinct—provides confidence that this connectivity advantage will persist and reinforce the development's positioning as a resilient investment. Properties in well-connected estates like this have demonstrated greater capital growth and lower vacancy rates across residential and investment cycles compared to HDB estates with weaker transport linkage.

Is 928 Jurong West Street 92 suitable for different buyer profiles, and what should each prioritise?

This development appeals across multiple buyer personas. First-time buyers will appreciate the proven neighbourhood fundamentals, established community infrastructure, and straightforward HDB purchase process, with fewer variables than new projects. Upgraders transitioning from smaller flats should prioritise units on higher floors or with superior orientation to justify the migration step, as the development's spacious floor plates offer meaningful room improvements. Families with school-age children benefit from the mature network of educational institutions within the estate and the safe, established community character. Investors seeking dividend-yielding assets should focus on unit configurations with strong rental demand (typically three-bedroom units) and factor the stable market penetration of the East-West Line corridor into long-term yield modelling. High-net-worth individuals treating HDB purchases primarily as capital appreciation vehicles should model conservative appreciation assumptions due to lease decay and may find newer or ultra-prime locations more suited to portfolio objectives. The development is least suitable for buyers seeking architectural novelty or premium finishes, as the estate's character reflects traditional HDB design standards.

What TDSR and financing headroom should I expect at typical price points for this development?

Total Debt Servicing Ratio (TDSR) limits at 928 Jurong West Street 92 typically allow financing across a broad income spectrum, as properties at this location fall within the affordable-to-mid-range pricing band. A buyer earning S$5,000 monthly can generally service a mortgage on a S$400,000 property with conventional loan structures, though ABSD payable upfront will reduce available cash for down payment and closing costs. HDB loan-to-value (LTV) ceilings permit up to 90% financing for first-time buyers, meaning a S$450,000 purchase requires only S$45,000 cash outlay for down payment, though ABSD and conveyancing costs must be funded separately. Buyers should stress-test financing assumptions against interest rate increases and salary reductions, as the development's rental yield may not fully offset financing costs during periods of negative property price growth. Speaking with a mortgage broker or conveyancer early in your purchase journey allows you to understand precise financing headroom and identify any gaps between purchase price, ABSD, and available capital before committing to an offer.

How does 928 Jurong West Street 92 compare to nearby competing HDB developments in terms of location and value?

Within the Jurong West precinct, 928 Jurong West Street 92 occupies a mid-tier positioning relative to other mature estates—well-connected via MRT and proximate to regional amenities, but without the premium pricing of properties immediately adjacent to Jurong Gateway or other flagship locations. Competing estates slightly further from Pioneer Station may offer marginally lower entry prices, but typically sacrifice the transport accessibility and rental demand that MRT-proximate properties enjoy. Newer HDB developments in outer growth areas may appear more affordable on absolute price terms, but longer commute times and less-mature community infrastructure generally result in lower rental yields and greater capital volatility. Compared to private housing in adjacent Bukit Batok or Clementi precincts, 928 Jurong West Street 92 offers significantly lower entry costs whilst retaining comparable transport accessibility, making it highly competitive for budget-conscious buyers prioritising functionality over exclusive design. The development's value proposition strengthens when benchmarked against private resale apartments in Bukit Batok or Clementi, where per-square-foot costs can be 50% to 100% higher for equivalent space.

Which unit stacks or floor levels typically offer the best value at 928 Jurong West Street 92?

Mid-level floors (typically storeys 5 to 12) at 928 Jurong West Street 92 frequently offer the most compelling value proposition, as they command modest premiums to lower floors whilst avoiding the pricing spikes seen at high floors. These mid-level units benefit from reasonable natural lighting, lower exposure to noise from ground-level activity, and strong air circulation, without incurring the markups that panoramic views or premium exposure command on the highest storeys. Units facing courtyards or common green spaces tend to be underpriced relative to street-facing counterparts, yet offer quieter living environments and indirect natural light suitable for families prioritising peace over prestige. Lower floors (storeys 1 to 4) can represent strong value for investors prioritising rental yield over buyer preference, as tenants often willingly rent ground and low-level units at competitive rates when transport links are strong. Buyers should walk multiple stacks and floor levels during inspections, as orientation and specific surroundings (proximity to lift lobbies, staircases, or communal facilities) materially influence livability and rental marketability independent of floor level alone.

What is the future supply pipeline in this district, and how will it affect 928 Jurong West Street 92's market positioning?

The Jurong precinct is experiencing ongoing urban renewal and intensification, with major mixed-use developments like Jurong Gateway and ongoing transport infrastructure enhancements planned to strengthen regional connectivity and commercial density. Whilst new HDB supply in Jurong West has moderated compared to earlier expansion phases, pipeline developments in outer growth areas and emerging precincts like Tengah may gradually redistribute demand patterns across the broader western zone. However, the maturity and proven accessibility of 928 Jurong West Street 92 position it as a defensive asset less vulnerable to new supply competition than greenfield estates, as buyers trading up or downsizing will continue to prioritise established neighbourhoods with mature amenities and transport reliability. Any future enhancements to the Jurong precinct—including commercial expansion or transport infrastructure upgrades—will likely reinforce rather than diminish the locational appeal of properties within close proximity to Pioneer MRT. Buyers should view this development through a medium-term lens of 10 to 15 years, as lease decay and broader market evolution will be more consequential to long-term returns than new supply in adjacent precincts.

[For Rent] Hdb Flat At 928 Jurong West Street 92 — From S$4,000