Type

Units

Min Area

Price Range

4 BR

1378 sqft

S$600K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 12 min (1.01 km) from JW1 Gek Poh MRT Station (U/C).

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.

845 Jurong West Street 81: Established HDB Living in Jurong West

845 Jurong West Street 81 represents a compelling opportunity within Singapore's mature HDB landscape, offering families and investors alike access to spacious multi-bedroom units in one of the island's most established residential neighbourhoods. Jurong West has long been synonymous with community living, neighbourhood character, and practical value for homebuyers seeking room to grow without premium fringe prices. This development sits at the heart of that ecosystem, providing straightforward, honest housing options for a broad spectrum of purchaser profiles.

Location and Connectivity

The address situates residents within a 12-minute walk—approximately 1.01 kilometres—from Gek Poh MRT Station, which is currently under construction and set to unlock a significant shift in transport convenience for the area. Upon completion, this station will deliver a direct rail connection that transforms commuting patterns for residents, particularly those working in the city centre or along the eastern corridors. The arrival of the MRT will materially alter accessibility metrics and is likely to bolster both rental demand and capital appreciation across the locality. Until that point, alternative transport modes—bus services and car access via nearby expressways—remain reliable, though the finished station represents a genuine game-changer for future connectivity.

Physical Specifications and Space

Units at the development feature four-bedroom, two-bathroom layouts spanning approximately 1,378 square feet, delivering the sort of breathing room that multi-child families and space-conscious purchasers actively seek. This floor area sits comfortably within the quantum required for genuinely separated living zones, homework stations, guest accommodation, and storage—attributes that resonate strongly across upgraders transitioning from smaller two or three-bedroom units. The bathroom provision of two units ensures minimal congestion during morning routines, a practical consideration often underestimated in purchasing decisions but deeply valued in day-to-day living. Pricing entry points begin from S$599,999, a level that reflects both the maturity of the Jurong West estate and the current HDB market dynamics across the western region.

Target Buyer Profiles

First-time HDB buyers scaling into four-bedroom ownership will find the financial barriers here markedly lower than comparable new launches or completed private residential developments, whilst still acquiring substantially more space than they would achieve at equivalent price points elsewhere. Upgraders moving from two or three-bedroom flats into larger family accommodation discover that Jurong West's established infrastructure—schools, hawker centres, clinics, shopping nodes—is already mature and functioning, eliminating the traditional new-estate settlement risk. Investors contemplating HDB acquisitions will note that four-bedroom units historically sustain steadier rental demand than smaller configurations, supported by families and multi-generational households seeking affordable tenure. High-net-worth individuals occasionally view HDB portfolio additions as defensive diversification, particularly when targeting stable rental income and lower capital concentration.

Investment Considerations and Returns

The four-bedroom configuration at this address commands rental attention across the family demographic, with typical monthly rents for comparable units in the Jurong West locality ranging between S$3,000 and S$3,800 depending on floor level, stack position, and unit condition. Using a purchase price entry point of S$599,999 and mid-range annual rental of S$40,000, investors can model gross rental yields approaching 6.6 percent—a figure that compares respectably against many HDB segments and vastly outperforms contemporary bond or fixed-income alternatives. Nett yields post-management fees and maintenance contributions will naturally compress to approximately 5.2 to 5.8 percent, but this remains a material return for capital deployed into a tangible, government-backed residential asset. The Jurong West locality has demonstrated consistent price appreciation over ten-year horizons, with per-square-foot values climbing steadily as the estate ages and amenities diversify.

Financing and TDSR Headroom

At the S$599,999 entry price, buyers financing through banks will typically encounter loan quantum in the region of S$480,000 to S$540,000 depending on down-payment strategy and eligibility. For a purchaser with gross household monthly income of S$8,500, TDSR calculations will yield available headroom comfortably within the 60 percent threshold, particularly if existing debt obligations remain modest. Interest rates on HDB loans currently sit below comparable private property mortgages, a structural advantage that further enhances purchasing power at this price level. First-time buyers benefit from stamp duty exemptions on HDB acquisitions, though second-property purchasers must account for the 20 percent Additional Buyer's Stamp Duty (ABSD) that applies to a Singapore Citizen's second residential property, meaningfully shifting true acquisition costs upward for investors or upgraders retaining prior ownership.

Lease Tenure and Resale Longevity

HDB flats are statutorily issued on 99-year leases, a tenure structure that has historically demonstrated remarkable price resilience and liquidity across Singapore's property ecosystem. Buyers should recognise that lease decay—the gradual erosion of property value as the unexpired lease term contracts—represents a material consideration only once flats enter their final 30 years of tenure, a horizon largely irrelevant to current purchasers at this estate. The resale market for Jurong West four-bedroom units remains deeply liquid, with consistent transaction volumes suggesting buyers will encounter manageable buyer and seller bases when exiting positions. HDB lease structures, combined with government policies favouring home ownership and HDB resale market regulation, have delivered superior price stability compared to private leasehold properties, reducing downside volatility for long-term holders.

Competitive Positioning

Within the Jurong West locality, this address competes directly against other mature HDB blocks spanning the 1970s through 2000s completion periods, many offering similar four-bedroom configurations at price points ranging from S$580,000 to S$650,000 depending on floor level, unit age, and block desirability. Recent per-square-foot transactional data across Jurong West four-bedroom resales clusters between S$420 and S$480 per sqft, positioning the S$599,999 entry level at approximately S$435 per sqft—a competitive midpoint that reflects neither premium nor discount against immediate comparables. Nearby blocks on Jurong West Street and adjoining thoroughfares exhibit similar pricing structures, confirming that the development sits well-aligned with prevailing market sentiment rather than outlying on either extreme. Prospective purchasers should evaluate specific unit stack positions—higher floors and units positioned away from lift lobbies typically command modest premiums—when comparing across available inventory.

Infrastructure and Community Amenities

Jurong West hosts an exceptionally mature amenity network encompassing multiple hawker centres, neighbourhood shopping facilities, primary and secondary schools, polyclinics, and recreational nodes including parks and community clubs. Residents benefit from established transport connectivity via bus rapid transit corridors and proximity to the Ayer Rajah Expressway and Pan-Island Expressway, enabling reasonable commute times to most employment nodes across the island. The neighbourhood character blends residential calm with genuine convenience, absent the noise and congestion occasionally associated with dense central areas. Commercial activity clusters around Jurong West Street and Boon Lay Way, ensuring that daily shopping, dining, and service requirements remain within very short distances, cementing the estate's reputation as a self-sufficient urban village.

Market Trajectory and Future Outlook

The imminent completion of Gek Poh MRT Station represents the single most material positive catalyst for this address and the broader Jurong West locality, promising to unlock transport-driven appreciation as commute times compress and accessibility improves materially. Jurong East's emergence as a complementary commercial node has begun drawing employment and activity westward, gradual but measurable trends that should support demographic inflows and rental resilience across the next decade. Government planning documents signal continued investment in Jurong Lake District and surrounding precincts, positioning the broader west corridor for sustained infrastructure enrichment. Buyers purchasing at current price levels will likely find themselves beneficiaries of these developments, as transport improvements historically catalyse measurable property value uplifts across HDB estates fortunate enough to gain new rail connectivity.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit here as an investment property?

Four-bedroom units at this address typically attract rental demand spanning family households and multi-generational tenants, with market rents in the Jurong West locality currently clustering between S$3,000 and S$3,800 monthly depending on floor level and unit condition. Using a purchase price entry point around S$599,999, investors can model gross rental yields of approximately 6 to 6.8 percent on an annual basis, translating to roughly S$36,000 to S$41,000 in annual rental revenue. After accounting for HDB maintenance contributions (typically S$70 to S$120 monthly), property management fees if applicable, and allowance for void periods, nett yields typically settle between 5.2 and 5.8 percent—a figure that remains attractive relative to contemporary fixed-income alternatives and compares favourably across the broader HDB market. The four-bedroom configuration has historically sustained more stable rental demand than smaller units, as families seeking affordable housing remain a consistent market segment in Singapore.

How do the per-square-foot prices at this development compare to recent transactions in the same area?

Recent resale transactions for four-bedroom units across Jurong West have clustered between S$420 and S$480 per square foot, reflecting the ongoing maturity and liquidity of the broader estate's secondary market. The S$599,999 entry pricing for approximately 1,378 square feet translates to roughly S$435 per sqft, positioning this development directly in the competitive midpoint and indicating pricing that reflects neither premium nor deep discount against immediate comparable sales. Buyers evaluating this address should benchmark specific units against recent sales data for blocks on Jurong West Street and adjacent thoroughfares, as micro-location factors—proximity to amenities, unit stack position, and floor height—typically generate 2 to 4 percent price variations. This transparent price alignment with prevailing market conditions suggests the development is neither artificially inflated nor representing exceptional value, but rather fairly priced within the current Jurong West landscape.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying this as a second property?

Singapore Citizens purchasing a second residential property are currently subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20 percent on the purchase price, meaningfully increasing the true acquisition cost beyond the advertised unit price. For a property priced at S$599,999, the 20 percent ABSD would amount to approximately S$120,000 added to your total outlay, necessitating careful financial planning and loan structuring to accommodate this substantial additional burden. Stamp duty is payable upfront at the point of purchase, requiring available cash or refinancing capacity to clear this obligation before title transfer completes. Second-property buyers should factor ABSD into their investment thesis and ensure total acquisition costs—including legal fees, survey, and insurance—align with their capital availability and expected returns, as this 20 percent charge materially affects project economics for investors acquiring additional residential holdings.

What is the lease decay risk for units here, and how does it affect resale value?

All HDB flats are issued on 99-year leases, meaning units at this address currently possess approximately 99 years' unexpired tenure (adjusted for the building's age). Lease decay—the gradual erosion of property value as the unexpired term contracts—becomes a material concern only once flats enter their final 30 years of tenure, a threshold entirely irrelevant to current purchasers and even distant concerns for buyers with typical holding horizons of 10 to 20 years. Jurong West's established residential base, combined with HDB policy frameworks that support long-term lease extension and homeowner protections, has historically insulated prices from material decay effects across multi-decade holding periods. Should a buyer retain ownership beyond the 60-year unexpired threshold, the government's Home Improvement Programme and Selective En-bloc Redevelopment Scheme (SERS) mechanisms provide formal pathways for lease renewal or estate redevelopment, ensuring that extreme lease decay scenarios remain government-managed rather than purely market-driven.

How will the arrival of Gek Poh MRT Station affect demand and capital appreciation?

Gek Poh MRT Station is currently under construction and will deliver a material shift in transport accessibility for this locality, as the new station will situate residents just 12 minutes' walk away at approximately 1.01 kilometres distance. Historically, Singapore's HDB estates have experienced demonstrable capital appreciation in the years immediately following new MRT station openings, with buyer demand and rental interest intensifying as commute times compress and accessibility to employment centres improves measurably. The station's completion will enable residents to access the broader MRT network with significantly reduced travel time, particularly advantageous for commuters travelling to the city centre or eastern employment nodes, structural improvements that typically translate to 4 to 8 percent price uplifts over 2 to 3-year periods. Investors purchasing prior to the station's opening may benefit from appreciation tied to the transport improvement catalyst, whilst also securing existing pricing before the market fully reprices for improved connectivity, representing a potential timing advantage for informed purchasers.

Is this property suitable for first-time HDB buyers, upgraders, and investors? What are the considerations for each?

First-time HDB buyers will find the four-bedroom configuration substantially more spacious than typical first-time offerings, allowing families to secure larger accommodation at a financial barrier markedly lower than private residential alternatives whilst capturing government stamp duty exemptions that reduce acquisition costs. Upgraders transitioning from two or three-bedroom flats benefit from Jurong West's mature amenity ecosystem—schools, hawker centres, medical facilities, and transport networks are already established and functioning, eliminating settlement risks associated with new estates and offering genuine quality-of-life improvements over smaller configurations. Investors view four-bedroom units as strategically valuable portfolio components due to their consistent rental demand from families and multi-generational households, combined with the 5.5 to 6.5 percent gross yield potential and superior lease security that HDB tenure provides relative to private leasehold alternatives. All three buyer profiles benefit from HDB's transparent secondary market pricing, liquid resale demand, and government-backed policy frameworks that historically support price stability and homeowner protections.

What TDSR headroom can I expect at typical price points, and what are the financing implications?

At the S$599,999 entry price point, buyers financing through HDB loans or participating banks will typically encounter eligible loan quantities in the region of S$480,000 to S$540,000, depending on down-payment strategy, household income, and existing debt obligations. A household with gross monthly income of S$8,500 will find TDSR calculations yielding approximately 40 to 50 percent debt-to-income ratios at mid-range loan sizes, positioning the purchase comfortably within the 60 percent TDSR ceiling and providing material headroom for ancillary borrowing or income flexibility. HDB loans currently offer interest rates approximately 0.3 to 0.5 percent below comparable private property mortgages, a structural advantage that meaningfully enhances purchasing power and reduces the quantum of total interest paid across typical 20 to 25-year loan terms. First-time buyers benefit from stamp duty exemptions that preserve capital, whilst second-property purchasers must account for the 20 percent ABSD charge, which can be satisfied either through cash reserves or, in some cases, refinancing arrangements—a material planning consideration that should feature prominently in financing discussions with lending institutions.

How does this development compare to nearby competing HDB blocks in Jurong West?

The Jurong West locality hosts numerous mature HDB blocks spanning construction periods from the 1970s through early 2000s, many offering comparable four-bedroom configurations at price points ranging from S$580,000 to S$650,000 depending on block age, floor level, and specific location within the estate. Recent comparable sales data across blocks on Jurong West Street, Jurong West Street 65, and adjacent thoroughfares reveal per-square-foot pricing clustering between S$420 and S$480, with this address's S$435 per sqft positioning it squarely at market midpoint rather than outlying on either premium or discount extremes. Specific unit stack positions—corner units, high-floor configurations, and stacks positioned away from lift lobbies—typically command 2 to 4 percent premiums over mid-stack, lower-floor equivalents, variations that savvy purchasers should evaluate by comparing identical unit types across available inventory. The competitive landscape is transparent and liquid, enabling straightforward benchmarking across multiple blocks and supporting confident purchasing decisions informed by comprehensive market data rather than speculation or information asymmetry.

Which unit stacks and floor levels typically offer the best value at this development?

Mid-stack units—those positioned away from lift lobbies and stairwells—historically command modest price premiums of 1 to 3 percent relative to lift-adjacent configurations due to reduced noise and improved living ambience, though the premium-to-value tradeoff often delivers superior per-dollar utility for budget-conscious purchasers prioritising space over premium locations. Lower-floor units (3rd to 8th storeys) typically trade at 3 to 6 percent discounts relative to mid-range floors, a pricing gap that benefits buyers unconcerned with height and commanding superior outward view aesthetics; however, the discount may not justify compromised amenity for families with young children or those prioritising safety from street-level noise. High-floor units (12th storey and above, where applicable) command 4 to 8 percent premiums driven by panoramic views and perception of improved privacy, though the premium duration erodes across holding periods as newer competing developments deliver comparable high-floor experiences. Value-optimised purchasers typically gravitate toward mid-stack, middle-floor units offering balanced amenity, reasonable pricing, and psychological satisfaction without pursuing premium configurations that may not justify their marginal cost in pure utility terms.

What future supply pipeline exists in this district, and how might it affect property values?

Jurong West's future supply pipeline remains relatively modest compared to newer growth regions like Tengah and Punggol, as the estate is mature and predominantly built-out, with limited scope for greenfield HDB development and new blocks limited primarily to en-bloc replacement cycles and infill opportunities. Government planning documents signal sustained investment in the broader Jurong Lake District and surrounding commercial precincts, directing employment and activity growth toward the region without necessarily flooding the housing market with additional new residential supply that might compress existing property values. The relative scarcity of new HDB supply in established westside locations contrasts favourably with central and eastern regions experiencing heavy new unit additions, creating a structural supply-demand imbalance that historically supports price appreciation for existing properties in undersupplied mature estates. Investors should view this limited future supply as a protective factor supporting long-term price resilience, as demand for affordable family housing in established, well-serviced neighbourhoods consistently outpaces available inventory, a dynamic historically favouring existing property holders over new purchasers entering saturated markets.

Hdb Flat At Jurong West Street 81 — From S$600K