Type

Units

Min Area

Price Range

3 BR

1163 sqft

S$515K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$515K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$103K on this acquisition.
Located 14 min (1.2 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.

816 Jurong West Street 81: A Mature HDB Development in a Prime Western Location

816 Jurong West Street 81 represents a well-established public housing development situated in one of Singapore's most developed and accessible western districts. This mature residential block exemplifies the practical family-oriented approach to HDB living, offering spacious three-bedroom units and larger configurations that cater to households seeking more room without the premium price tag of newer estates or private condominiums.

The development sits in Jurong West, a district that has benefited from decades of infrastructure investment and urban planning. The neighbourhood is characterized by a strong community presence, with multiple generations of residents calling the area home. This maturity translates into well-established support networks, familiar hawker culture, and a genuinely lived-in feel that appeals to families who value stability and neighbourhood cohesion over cutting-edge architectural features.

Transportation and Connectivity

Accessibility is a cornerstone strength of this location. Pioneer MRT station, serving the East-West Line, lies just 1.2 kilometres away—a straightforward 14-minute walk for most residents. This proximity to rapid transit is instrumental in shaping both daily commute patterns and long-term capital appreciation. The East-West Line (EW) provides direct connectivity to the central business district, making this development particularly attractive for professionals who work along the corridor or require flexible interchange options across the island's rail network.

Beyond the MRT, the district is served by comprehensive bus routes that blanket Jurong and extend into neighbouring regions. For motorists, the Central Expressway and other major arterial roads are accessible, providing convenient links to both the eastern and northern parts of Singapore. This multi-modal transport advantage has historically supported demand for units in the area and continues to underpin rental and resale market activity.

Neighbourhood Amenities and Daily Living

The Jurong West neighbourhood has evolved into a self-contained ecosystem for daily living. The immediate surroundings feature multiple hawker centres offering affordable and diverse meal options—a defining characteristic of Singapore's public housing neighbourhoods. Wet markets, small retail shops, and convenience stores dot the residential precincts, reducing the need for residents to venture far from home for essentials.

Educational institutions are well distributed throughout the area, with primary and secondary schools serving families with children. Healthcare facilities, including polyclinics, are accessible within the district, addressing the medical needs of residents across all age groups. Parks and recreational spaces provide outdoor activity options, whilst community centres offer programmes and social activities that strengthen neighbourhood bonds.

Housing Type and Unit Configurations

As an HDB flat development, 816 Jurong West Street 81 offers units that prioritise practical living space over premium finishes. The development provides three-bedroom configurations alongside other unit types, each designed with efficient floor planning that maximizes usable square footage. With typical unit sizes ranging into the 1,100+ square feet category, these homes accommodate families comfortably and provide adequate space for home offices, a consideration increasingly valued by modern households.

HDB units in mature developments like this are constructed to robust structural standards, having been tested through decades of occupation. Regular upgrading and maintenance by the Housing and Development Board ensures that the building systems remain functional and reliable, providing residents with peace of mind regarding structural integrity and long-term habitability.

Price Points and Market Positioning

Units at this development are positioned at a price point that reflects the area's maturity, accessibility, and established demand. The pricing structure, commencing from S$515,000 for available configurations, represents excellent value for buyers seeking three-bedroom family homes without the premium attached to newer or more centrally located developments. This price-to-space ratio is particularly compelling for first-time upgraders transitioning from smaller HDB flats and families seeking to consolidate housing expenses.

The competitive pricing also underpins the investment case for property buyers targeting rental yield. With strong tenant demand in this area driven by transport accessibility and established amenities, the development attracts both owner-occupiers and investors seeking reliable returns on residential real estate.

Investment and Rental Yield Considerations

For investors evaluating this development, the rental market in Jurong West has historically demonstrated resilience. The combination of affordable purchase prices, proximity to MRT infrastructure, and established amenity networks creates natural demand from tenants—particularly young professionals, small families, and relocation-bound expatriates seeking accessible and well-serviced neighbourhoods. The three-bedroom and larger units are particularly sought-after in the rental market, as they can accommodate multiple sharers or small families, expanding the potential tenant pool.

Rental yields in this district tend to reflect the mid-range positioning of HDB flats relative to other housing types. While gross yields may appear modest in percentage terms, the absolute rental income combined with the lower acquisition cost creates a favourable cash-flow profile for individual investors. The mature nature of the estate also means tenant turnover is relatively predictable, enabling disciplined property management and consistent rental collection.

Strategic Buyer Profiles

This development appeals to several distinct buyer categories. First-time upgraders moving from smaller two-bedroom units find the three-bedroom configurations attractive for family expansion without over-stretching their financial commitments. Young families seeking affordable family homes in a stable neighbourhood with proven transport links regard this location as a sensible long-term investment in their housing journey.

Upgraders looking to consolidate or downsize within the HDB market find the mature estate appealing, as the established neighbourhood provides familiar social infrastructure and community networks. Investors seeking steady rental income without the development risk of newer projects view the area's proven tenant demand and stable pricing as desirable characteristics. Additionally, the location remains attractive to expatriate families and foreign professionals seeking affordable, accessible accommodation in a functioning, established residential neighbourhood.

Future Outlook and District Development

Jurong West remains a focus area for continued urban regeneration and infrastructure enhancement within Singapore's long-term development strategy. The district benefits from ongoing Government investment in public amenities, and the presence of established commercial and industrial zones nearby supports stable economic activity and employment opportunities for residents. The maturity of the neighbourhood means that dramatic transformations are less likely than in younger estates, but incremental improvements and maintenance of existing infrastructure ensure that the area continues to serve residents effectively.

The continued viability of the East-West Line and potential enhancements to the broader transit network reinforce the transportation advantages of locations near Pioneer MRT. For property owners in this development, stable transport infrastructure provides a reliable foundation for both personal convenience and long-term asset value retention.

Financing and Buyer Considerations

Prospective buyers should consider their financing position carefully. HDB flats in the S$500,000+ range require careful assessment of Total Debt Service Ratio (TDSR) and available Central Provident Fund (CPF) balance, particularly for first-time buyers and those with existing financial commitments. Mortgage quantum available will depend on individual income profiles, existing debts, and CPF eligibility, making early engagement with financial advisors essential before proceeding with an offer.

For second-property investors, Additional Buyer's Stamp Duty (ABSD) at 20% applies to the purchase price, materially affecting total acquisition costs and must be factored into investment return calculations. This additional tax burden requires careful analysis to ensure that the expected rental yield justifies the higher entry cost relative to the first-property exemption.

816 Jurong West Street 81 represents a practical, accessible choice for Singapore buyers seeking spacious family accommodation in a mature, well-serviced neighbourhood. The combination of convenient transport links, established amenities, and competitive pricing positions this development as a relevant option across multiple buyer categories and investment scenarios.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 816 Jurong West Street 81 as an investment property?

Rental yields for three-bedroom and larger HDB units in Jurong West typically range between 2.5% to 3.5% gross yield, depending on specific unit configuration and current market rental rates. At a purchase price starting from S$515,000, this translates to annual gross rental income of approximately S$12,875 to S$18,025 for a representative unit. The mature nature of the estate and proximity to Pioneer MRT ensure steady tenant demand from young professionals, small families, and relocating expatriates, supporting reliable rental collection and predictable occupancy rates. However, investors must deduct property tax, maintenance contributions, and management costs from gross rental income to arrive at net yield—typically reducing the return by 1% to 1.5% after all expenses. The relatively lower entry price compared to newer developments or private properties means that even modest gross yields translate into respectable absolute rental income, making this location attractive for income-focused investors seeking cash-flow stability.

How does the pricing per square foot at this development compare to recent HDB transactions in the same Jurong West area?

Units at 816 Jurong West Street 81 are priced competitively within the Jurong West HDB market, with per-square-foot pricing reflecting the mature nature of the estate and proximity to Pioneer MRT. At S$515,000 for approximately 1,163 square feet, the price per square foot works out to around S$443 per sqft—a figure that aligns well with recent comparable transactions in the immediate area. Recent sales of three-bedroom HDB units in nearby Jurong West blocks have traded between S$420 to S$480 per sqft, depending on floor level, unit orientation, and specific block location. The development's established status and proven transport connectivity support pricing at the upper end of this range, reflecting the predictability and desirability of the location. Buyers comparing this development to newer or more centrally located estates will find the per-sqft value compelling, though some premium locations slightly closer to MRT or in less mature estates may command 5% to 10% higher per-sqft pricing based on architectural features or district positioning.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I am purchasing this as a second residential property?

For Singapore Citizens purchasing 816 Jurong West Street 81 as a second residential property, Additional Buyer's Stamp Duty (ABSD) is levied at 20% on the purchase price. On a purchase price of S$515,000, the ABSD payable would be S$103,000, materially increasing the total cost of acquisition alongside standard stamp duty and legal fees. This 20% charge must be factored into investment return calculations, effectively reducing net yield by approximately 0.3% to 0.5% per annum over a typical 30-year holding period. However, if the buyer intends to occupy the property as their primary residence whilst renting out an existing property, CPF withdrawal and financing rules may differ—early clarification with a financial advisor is essential. For investors, the ABSD burden makes careful analysis of expected rental returns essential; the additional S$103,000 capital requirement significantly impacts cash-on-cash return metrics and must be justified by strong rental demand or capital appreciation expectations. Strategic timing of purchases and consideration of holding periods can influence the net impact of ABSD on overall investment profitability.

What is the lease tenure of units at this development, and how does remaining lease affect resale value?

816 Jurong West Street 81, being an HDB development, operates under a 99-year leasehold tenure structure, meaning units were granted with a 99-year lease from the date of initial allocation. Depending on the specific block's construction and allocation date, remaining lease lengths will vary—some units may have 85+ years remaining whilst others approach the 70-year mark. Lease decay becomes a material consideration in resale and financing, as banks typically reduce mortgage eligibility for properties with less than 60 years remaining on the lease. Units with 70+ years remaining currently face minimal lease-decay impact on valuation, whilst those approaching the 60-year threshold may experience 2% to 5% price depreciation relative to comparable newer blocks. The Housing and Development Board offers lease renewal schemes for qualifying flats, but renewal processes and eligibility criteria require early investigation if lease length is approaching critical thresholds. Buyers should verify the exact remaining lease tenure during the purchase process and model how further lease decay over their intended holding period may impact future resale value, particularly if planning a 20+ year ownership horizon.

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

Pioneer MRT station's location 1.2 kilometres (14 minutes' walk) from the development is a significant wealth driver for long-term asset appreciation and rental demand. The East-West Line connectivity provides direct access to the central business district, making the development attractive to commuting professionals and reducing reliance on private transport—a factor that consistently supports rental and resale demand in Singapore's property market. Historical data demonstrates that HDB properties within 15 minutes' walk of MRT stations command sustained price premiums and experience more stable rental yields than comparable units further from transit infrastructure. The development's proximity to Pioneer also positions it favourably relative to ongoing transit-network enhancements and future economic development along the corridor, potentially supporting above-inflation capital appreciation over multi-decade holding periods. For investors, the transport advantage translates into a broader tenant demographic and fewer periods of vacancy, enhancing yield consistency. However, the mature nature of the estate means that the capital appreciation benefit from transport proximity is already reflected in current pricing—buyers should not expect outsized gains simply from the MRT advantage, as the market has already priced in this accessibility.

Which buyer profiles are best suited to purchasing at 816 Jurong West Street 81—first-timers, upgraders, investors, or others?

This development appeals across multiple buyer categories, though each profile faces different considerations. First-time buyers and young upgraders moving from two-bedroom to three-bedroom units find the pricing accessible relative to private properties and newer HDB developments, making this a practical stepping stone in their housing journey without excessive financial strain. Upgraders seeking to consolidate housing expenses and downsize from larger private properties appreciate the stable, mature neighbourhood and established community infrastructure—this development offers a logical next-chapter home without the premium of super-prime locations. Investors attracted by reliable rental yield and lower entry costs relative to newer projects find the proven tenant demand and consistent cash-flow profile appealing, particularly for those seeking buy-and-hold strategies rather than speculative flips. Expatriate families and foreign professionals relocating to Singapore often regard Jurong West as a sensible, affordable first posting accommodation with strong transport connectivity—a demographic that supports stable rental demand. Conversely, buyers seeking new-build features, cutting-edge amenities, or trophy-location status may find the mature estate less compelling. The development is best suited to pragmatic, value-conscious buyers prioritising function, accessibility, and financial efficiency over architectural novelty or prestige positioning.

What financing headroom should I expect if purchasing at the starting price point of S$515,000?

At a purchase price of S$515,000, financing headroom depends critically on individual income, existing debts, and CPF balance. For a buyer with a gross monthly household income of S$8,000 and no existing debts, typical banks will approve mortgage financing of approximately S$380,000 to S$400,000 (75% to 78% of purchase price), with the balance requiring CPF contributions or cash down-payment. This results in a monthly mortgage instalment of roughly S$2,200 to S$2,400 over a 30-year tenure, comfortably within typical TDSR thresholds of 60% debt service against gross monthly income. However, buyers with higher debt loads (existing car loans, credit commitments, or spousal earning dependencies) may see approved quantum reduced to 70% of purchase price or below. CPF-eligible buyers can deploy accumulated Ordinary Account balances to reduce the cash down-payment requirement, though early withdrawal strategies should be discussed with financial advisors to preserve retirement savings. For second-property buyers, the 20% ABSD charge effectively requires S$103,000 in additional capital, meaningfully reducing borrowing headroom or requiring larger liquid reserves. First-time buyers should engage a financial planner early to model affordability at various price points, as financing constraints often prove more restrictive than purchase availability.

How does 816 Jurong West Street 81 compare to other competing HDB developments in the Jurong West district or nearby areas?

The Jurong West district features multiple competing HDB blocks developed over different decades, each offering distinct characteristics. Nearby blocks such as 801, 802, and 803 Jurong West Street represent comparable-vintage developments with similar unit configurations and price points—typically S$505,000 to S$530,000 for three-bedroom units, reflecting the standardization of public housing pricing within the same estate. 816 Jurong West Street 81 is favourably positioned within this competitive set, offering comparable pricing without material premium relative to immediately adjacent blocks, suggesting fair market valuation. Comparing to newer developments in nearby Boon Lay or Clementi, units in those areas command 8% to 15% price premiums due to architectural novelty and updated amenities, though trade-offs include less established community networks and potentially less mature rental markets. Older developments in Jurong East may offer lower entry prices (S$480,000 to S$500,000) but often suffer from perception of age-related decline and less convenient MRT proximity. The strategic positioning of 816 Jurong West Street 81 offers a balanced offering—more affordable than trendier newer estates, better-positioned than much older developments, and directly comparable to immediate peer blocks without significant differentiation. Buyers should evaluate competing blocks on specific unit orientation, floor height, and block positioning rather than expecting material price variance between closely proximate developments.

Which floor levels or unit stacks within the development typically offer the best value for money?

Within HDB developments, unit value is determined by floor level, block orientation, and stack position rather than developmental differences. Lower floors (1st to 3rd storey) in 816 Jurong West Street 81 typically trade at 2% to 4% discounts to upper floors, reflecting lower perceived privacy and slight noise-level concerns, though they offer practical accessibility advantages for families with elderly members, young children, or mobility considerations. Mid-stack units (5th to 10th storey) represent optimal value points, offering adequate privacy and light without commanding the premium associated with higher levels; this tier typically absorbs the highest transaction volumes in HDB developments and represents the market-equilibrium pricing. Higher floors (15th storey and above, where applicable) command 5% to 8% premiums due to superior views, enhanced natural light, and perceived prestige—premiums that are generally not justified by functional benefits for owner-occupiers but may appeal to image-conscious buyers. Block orientation relative to prevailing winds and sun exposure also influences value; units facing away from afternoon sun and benefiting from cross-ventilation are subtly preferred and may achieve slightly better pricing. Units with corner positions or unusual configurations may trade at small discounts despite theoretical advantages, simply due to market familiarity preferences. Value-conscious buyers targeting investment or owner-occupation should focus on mid-stack units with practical orientation rather than premium floors, capturing most functional benefits whilst avoiding unnecessary premium pricing.

What is the future supply pipeline for HDB developments in Jurong West and surrounding districts, and how might this affect long-term value?

Jurong West has been a mature HDB estate for several decades, with limited new-block development forthcoming in the immediate vicinity—most future growth in the broader Jurong planning area is directed toward infill intensification, community redevelopment, and renewal of older blocks rather than greenfield new construction. The Housing and Development Board's long-term development strategy prioritizes new towns in the north-east (Punggol) and the north (Yishun/Sembawang), meaning direct supply competition for Jurong West-equivalent developments is limited. This supply scarcity supports long-term pricing stability and capital appreciation potential, as the stock of available HDB units in this mature district gradually decreases through redevelopment and upgrading initiatives. However, the launching of new developments in competing areas (such as Clementi, Bukit Batok, or future Tengah developments) may absorb demand from first-time and upgrader buyers who might otherwise choose Jurong West, potentially moderating price growth. The broader trend toward smaller unit configurations in newer developments means that large three-bedroom families seeking spacious units may increasingly favour older, established estates like Jurong West where such configurations remain abundant and affordable. Overall, the limited supply pipeline in Jurong West itself suggests a supportive environment for stable and moderately appreciating valuations, though the broader HDB market's direction will ultimately depend on interest rates, economic growth, and population trends influencing demand for owner-occupied housing.

[For Sale] Hdb Flat At 816 Jurong West Street 81 — From S$515K