Type

Units

Min Area

Price Range

4 BR

1313 sqft

S$658K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$658K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$132K on this acquisition.
Located 7 min (610 m) from EW25 Chinese Garden 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.

228 Jurong East Street 21: Quality HDB Living in Jurong East

228 Jurong East Street 21 stands as a well-established HDB development in one of Singapore's most vibrant planning areas. Located in the heart of Jurong East, this block offers family-sized units designed to meet the needs of both upgraders and long-term residents seeking stability in a mature residential neighbourhood. The development sits within easy reach of the Chinese Garden MRT station, positioning residents within the wider Jurong precinct that has undergone significant transformation over the past decade.

The property market in Jurong East continues to demonstrate resilience, driven by the area's strategic position as a secondary business and residential hub. 228 Jurong East Street 21 benefits from this established infrastructure, with units ranging in configuration to suit diverse household compositions. Current offerings span multiple bedroom types, with some units reaching approximately 1,313 square feet, providing generous internal space compared to many similarly-priced HDB alternatives in the district.

Strategic Location and Transport Connectivity

The proximity to EW25 Chinese Garden MRT station represents a significant advantage for residents and investors alike. Located just 610 metres—approximately a 7-minute walk—from the block, the station connects directly to the East-West Line, facilitating seamless movement across Singapore's transport network. This accessibility enhances both daily commuting practicality and the development's long-term appeal to buyers who prioritise connectivity.

Beyond the MRT, the surrounding Jurong East landscape includes shopping and leisure facilities concentrated around the main commercial corridors. Jurong Point Shopping Centre, Jurong Gateway, and the evolving Jurong Lake District create a layered retail and dining ecosystem that attracts residents seeking convenience without sacrificing residential calm. Schools, healthcare facilities, and community centres within the estate further support families of all life stages.

Unit Configurations and Space Standards

The development features flats with multiple bedroom arrangements, accommodating everything from compact households to larger multi-generational families. The unit specifications, with some reaching over 1,300 square feet, represent a meaningful upgrade path for buyers trading up from smaller units or relocating to the area. The 2-bathroom provision in many units addresses modern expectations around household flexibility and guest accommodation.

HDB flats at 228 Jurong East Street 21 undergo consistent maintenance within the Housing Board's planned upgrading framework, which has progressively improved the aesthetic and functional quality of the Jurong East precinct. Residents benefit from ongoing estate management and infrastructure renewal initiatives designed to preserve property values and living standards.

Investment Perspective and Pricing Dynamics

Current pricing from S$658,000 reflects the stable demand for mid-sized HDB units in mature estates with proven transport and amenity infrastructure. For investors evaluating this development, the Jurong East location offers moderate capital appreciation potential coupled with steady rental demand from working professionals and families seeking affordable, transport-linked accommodation. The rental market within the district continues to absorb quality stock, particularly units positioned near major MRT nodes.

HDB lease considerations remain pertinent for long-term planning. Units within the 228 Jurong East Street 21 block maintain their lease profile as recorded in the land registry, and prospective buyers should confirm lease tenure as part of their due diligence. The Housing Board's ongoing engagement with lease extension frameworks means that long-standing residents retain protection and clarity around long-term property security.

Estate Character and Amenities

Jurong East has matured into one of Singapore's most liveable estates, supported by comprehensive community facilities. Play grounds, multi-purpose courts, hawker centres, and wet markets scattered throughout the neighbourhood sustain a genuine sense of community. The area's demographic diversity creates a vibrant but settled residential environment, appealing to buyers seeking established, authentic neighbourhoods rather than emerging or speculative precincts.

The block's position within this broader estate ecosystem means residents enjoy benefits accruing from decades of infrastructure investment and estate planning. Schools within 1–2 kilometres include primary and secondary options catering to various educational philosophies, supporting families with children at different life stages.

Market Position and Buyer Suitability

228 Jurong East Street 21 addresses several distinct buyer cohorts effectively. First-time upgraders moving from smaller flats find the space and price balance attractive. Multi-generational families appreciate the bedroom count and proximity to family-oriented amenities. Investors seeking stable, lower-volatility rental stock in a recognised location benefit from the transport link and established tenant base in Jurong East. Owner-occupiers prioritising lifestyle over speculative appreciation align well with the estate's mature, stable character.

The pricing tier positions the development competitively against newer launch stock in outer estates, whilst offering the reassurance of an established, fully-developed neighbourhood. Buyers paying significantly less per square foot than comparative new launches in growth corridors often accept the trade-off consciously, valuing certainty and existing community infrastructure.

Access and Convenience

Beyond the MRT, several bus corridors serve the Jurong East precinct, providing alternative connectivity for residents. The expressway network places the area within reasonable driving distance of Changi Airport, the business districts of Tanjong Pagar and Raffles Place, and the western industrial zones. This flexibility appeals to households with multiple earners commuting in different directions.

Daily shopping and dining needs are met within walking distance or a short bus ride, reducing the need for car dependency. The maturing retail landscape around Jurong East also continues to attract dining and lifestyle brands seeking secondary market locations with proven footfall.

Long-Term Value Considerations

HDB flats in established estates with proven transport and amenity infrastructure tend to hold value more steadily than speculative greenfield properties. The Jurong East location, having undergone two decades of maturation, demonstrates this stability pattern. Capital appreciation for units in such locations typically tracks inflation and modest demographic shifts, rather than the volatile appreciation cycles observed in emerging districts.

For buyers focused on affordability and residential security rather than rapid capital gains, this stability profile represents genuine value. The combination of generous unit sizes, established neighbourhood character, and transport connectivity creates a compelling proposition for pragmatic, long-term owner-occupiers.

Frequently Asked Questions

What is the estimated rental yield for flats at 228 Jurong East Street 21 if purchased as an investment?

HDB flats in Jurong East typically generate gross rental yields in the range of 2.5% to 3.5%, depending on unit configuration and exact location within the block. A 4-bedroom unit at this development, priced around S$658,000, could command monthly rental demand of approximately S$2,800 to S$3,500 from working professionals, families, and multi-generational households seeking transport-linked accommodation. The East-West Line connectivity and proximity to employment corridors in the CBD and Tanjong Pagar sustain consistent tenant demand, though yields remain modest relative to newer launches, reflecting the lower entry price and lower rental ceiling typical of mature HDB stock in the district.

How does the per-square-foot pricing at 228 Jurong East Street 21 compare to recent HDB transactions in Jurong East?

The development's pricing at approximately S$500–S$520 per square foot (based on the S$658,000 price point for ~1,313 sqft units) sits comfortably within the range observed for mid-sized HDB flats in comparable Jurong East blocks from the past 6–12 months. Newer launch HDB blocks in outer estates often command 10–15% higher per-sqft rates due to fresh condition and speculative premium, whilst older blocks deeper into maturity trade at 5–10% discounts. The pricing at 228 Jurong East Street 21 reflects fair value for an established block with proven transport and amenity access, positioning it competitively for buyers prioritising affordability over newness.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen buying a second residential property at 228 Jurong East Street 21 is liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price. For a unit priced at S$658,000, this equates to approximately S$131,600 in ABSD, in addition to standard Buyer's Stamp Duty and legal fees. This substantially increases total acquisition cost and should be carefully factored into investment returns and financing headroom calculations. Buyers should consult their conveyancing lawyers to confirm their eligibility for any reliefs (e.g. spousal exemptions or upgrader concessions) which may apply to their specific circumstances.

What is the lease decay risk and resale value impact for HDB flats at this development?

HDB flats at 228 Jurong East Street 21 are leasehold properties, typically granted for either 99 years or 999 years depending on the original allocation date. Buyers should confirm the exact lease tenure during due diligence, as lease length directly influences long-term resale viability and financing eligibility. Flats with leases below 60 years face progressively restricted bank financing and reduced buyer pools, potentially compressing resale values. The Housing Board's proactive engagement with lease extension frameworks provides some reassurance, though prospective buyers should plan conservatively and confirm their lender's lease tenure requirements before committing to purchase.

How does proximity to Chinese Garden MRT station affect demand and capital appreciation for units at this development?

EW25 Chinese Garden MRT station, located 610 metres from the block, represents a fundamental demand driver for 228 Jurong East Street 21. Properties within 800 metres of MRT stations consistently command 10–20% premiums over comparable units in walkable-but-not-adjacent precincts, reflecting the transport value residents place on daily commuting. The East-West Line's eastbound connection to the CBD and westbound reach to Boon Lay sustains long-term tenant demand, supporting rental yields and resale liquidity. Capital appreciation in MRT-adjacent HDB blocks typically outpaces inflation by 1–2% annually, though this assumes no major transport disruption or competing infrastructure development that might dilute the transport advantage.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to this development?

228 Jurong East Street 21 appeals most strongly to upgraders moving from smaller units into the 4-bedroom category, who value space and affordability over newness. Multi-generational families seeking economical mid-sized housing in a settled, amenity-rich environment also find compelling value. First-time buyers with sufficient capital often pass over the development in favour of newer launches, though pragmatic first-timers prioritising transport and affordability may find the location attractive. Property investors attracted to stable, lower-volatility rental stock with predictable tenant demand and manageable capital outlay align well with the development's profile. High-net-worth buyers typically target newer, prestige developments or freehold prime locations, making this less relevant for that cohort.

What are the TDSR and financing headroom implications for typical buyers at this price point?

At a purchase price of approximately S$658,000, Total Debt Service Ratio (TDSR) headroom depends on the buyer's income and existing debt obligations. Assuming a 80% loan-to-value (LTV) mortgage (S$526,400) financed over 25 years at prevailing HDB rates (~2.6%), monthly instalment would be approximately S$2,250. A buyer with combined household income of S$7,500 would allocate roughly 30% to the housing instalment, sitting comfortably within the 60% TDSR ceiling. Buyers with lower incomes or existing debts (car loans, personal loans, credit cards) must stress-test more conservatively, potentially requiring larger down payments or co-borrowers. Professional conveyancing and mortgage pre-approval well in advance of purchase offer essential clarity on actual lending capacity.

How does 228 Jurong East Street 21 compare to nearby competing HDB developments in Jurong East?

The development competes directly with neighbouring blocks in the Jurong East Street precinct and broader Jurong East estate, many of which offer similar unit sizes and price points. Compared to much older blocks (pre-1990) in the same corridor, 228 Jurong East Street 21 may offer slightly fresher condition and more recent lift upgrading, though this advantage diminishes as all mature blocks benefit from ongoing Housing Board maintenance programmes. Newer HDB launches in outer Jurong zones (e.g. Jurong West) typically undercut 228 Jurong East Street 21 on absolute price but offer less established amenity and transport infrastructure. The trade-off between paying a modest premium for maturity and connectivity versus paying less for newness remains a key consideration for comparative evaluation.

Which unit stack, floor level, or stack position offers the best value at this development?

Mid-level flats (floors 5–15) typically represent optimal value, balancing lift wait times, natural light, and privacy against the price premiums often seen on higher floors. Ground and first-floor units sometimes trade at slight discounts due to perceived noise and visual privacy concerns, though buyers valuing ease of access and lower lift dependency may find these competitively priced. Stack positions facing quieter courtyards or away from the main road often command modest premiums over roadside units. Buyers should inspect units across multiple floors and positions to identify pricing anomalies and personal preferences around views, noise, and orientation before committing. Engaging a local conveyancing professional familiar with the block's microgeography can uncover undervalued positions.

What is the future supply pipeline in Jurong East, and how might it affect property values at this development?

Jurong East continues to attract Housing Board and private residential interest as part of the broader Jurong Lake District transformation and secondary economic hub strategy. Several new HDB launches are planned for neighbouring zones over the next 3–5 years, which may introduce pricing competition and shift buyer preference towards fresher stock. However, the maturity and MRT-adjacent positioning of 228 Jurong East Street 21 should insulate it from severe depreciation, as new supply typically targets growth precincts rather than directly competing with established blocks. Buyers should monitor the Housing Board's indicative launch schedule for Jurong East and assess how their investment thesis accommodates incremental new supply. Long-term, the estate's role as a residential-commercial hub and transport interchange suggests sustained demand, though the pace of capital appreciation may moderate as supply pipeline expands.

Hdb Flat At 228 Jurong East Street 21 — From S$658K