Type

Units

Min Area

Price Range

3 BR

990 sqft

S$500K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$500K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$100K on this acquisition.
Located 13 min (1.05 km) from EW26 Lakeside 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.

488 Jurong West Avenue 1: Premium HDB Living in Established Jurong West

488 Jurong West Avenue 1 stands as a prominent HDB development situated in one of Singapore's most mature and well-connected residential precincts. Located in Jurong West, this development offers straightforward access to the broader island-wide transport network whilst remaining embedded within a neighbourhood characterised by decades of sustained community development and infrastructure investment. The address itself occupies a strategic position that appeals to multiple buyer demographics, from first-time purchasers seeking entry into the HDB market through to seasoned investors and upgrading families.

The development benefits from its proximity to EW26 Lakeside MRT Station, positioned approximately 13 minutes away on foot or a brief bus journey. This accessibility to the East–West Line represents a critical advantage for daily commuters, particularly those working in the central business district, along the southern corridor, or within Jurong's industrial and commercial zones. The MRT connection substantially enhances the development's appeal to working professionals and supports sustained demand across rental and resale markets.

Unit Typologies and Space Configuration

The development comprises spacious units with thoughtful floor plans designed to maximise liveable area and natural light. Three-bedroom configurations are standard, with sizes reaching approximately 990 square feet, providing genuine living space that accommodates modern family requirements and entertaining. The inclusion of two bathrooms within this footprint reflects considered design that addresses the practical needs of contemporary households. Buyers exploring options within this development can expect consistent quality in unit finishes and layout consistency across blocks.

Pricing and Market Positioning

Current asking prices commence from S$500,000, positioning 488 Jurong West Avenue 1 competitively within the broader HDB resale market for mature estates. This pricing structure reflects the development's location advantages, unit size, and the stability inherent in established Jurong West properties. The entry point remains accessible to first-time HDB buyers whilst retaining sufficient price appreciation potential to interest seasoned investors and upgraders transitioning from smaller units.

Neighbourhood Character and Amenities

Jurong West has matured into one of Singapore's most self-sufficient residential districts, characterised by comprehensive shopping facilities, dining establishments, recreational spaces, and community infrastructure. Residents of 488 Jurong West Avenue 1 benefit from immediate access to the Lakeside area's distinctive retail and leisure offerings, alongside traditional HDB precinct services including markets, hawker centres, and childcare facilities. The neighbourhood's density and variety of amenities support both everyday living requirements and leisure pursuits, reducing the necessity for frequent travel to other parts of the island.

Transport Connectivity Beyond the MRT

Beyond the Lakeside MRT connection, the development sits at the intersection of multiple bus routes that facilitate movement throughout Jurong, towards the West Coast, and connecting to broader island destinations. The proximity to major roads including Jurong West Avenue itself provides flexibility for private vehicle owners, whilst the comprehensive public transport options ensure that car-free living remains entirely practical. This transport versatility supports the development's appeal across diverse buyer profiles and rental tenant demographics.

Investment Potential and Rental Dynamics

The development's established location, proximity to employment nodes, and consistent housing demand in Jurong West position it as a credible investment opportunity for those seeking rental yield and long-term capital appreciation. HDB units in this precinct attract a stable pool of tenants ranging from young working professionals to families, with rental rates reflecting the balance between unit quality and location accessibility. The maturity of the estate and stability of the neighbourhood support consistent occupancy and rental demand across economic cycles.

Financing and Buyer Considerations

Prospective buyers should engage with HDB financing schemes and bank mortgage options early in their decision process. For first-time buyers, the development's pricing allows comfortable leverage of the HDB loan scheme, with Total Debt Servicing Ratio considerations broadly manageable at typical price points. Upgraders moving from smaller units should anticipate modest Additional Buyer's Stamp Duty implications, though HDB-to-HDB transactions often benefit from simplified conveyancing processes. Investors purchasing as a second residential property will face the current 20% Additional Buyer's Stamp Duty rate, which should feature prominently in acquisition cost planning.

Lease and Long-Term Ownership

As an HDB development, properties at 488 Jurong West Avenue 1 operate under the standard 99-year lease framework that defines public housing in Singapore. This lease structure, whilst requiring consideration during very long holding periods, remains the accepted tenure norm for HDB ownership and does not impede financing or resale liquidity for properties with substantial lease remaining. The established market for HDB units of this age and location supports straightforward future transactions when owners determine to sell or upgrade.

Resale Market Dynamics

The mature HDB resale market in Jurong West demonstrates consistent transaction activity and price discovery mechanisms that benefit both sellers and buyers. Properties at 488 Jurong West Avenue 1 sit within a broader cohort of units that transact regularly, providing transparent comparables and supporting confident valuation. The neighbourhood's stability and the development's central position within Jurong West suggest sustained resale demand from upgraders, investors, and families seeking established residential areas.

Future District Development

Jurong West continues to evolve as a regional hub, with planned transport enhancements, commercial development, and sustained investment in community infrastructure. The district's strategic importance as a secondary business and residential centre suggests continued appreciation in underlying property values across the precinct. Properties such as those at 488 Jurong West Avenue 1 benefit from this broader district narrative whilst maintaining the stability and character that define established neighbourhoods.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 488 Jurong West Avenue 1 as an investment?

Units at 488 Jurong West Avenue 1 typically support rental yields between 3% and 4% annually, reflecting the balance between current asking prices and prevailing market rents for three-bedroom HDB units in Jurong West. The development's proximity to Lakeside MRT and the neighbourhood's comprehensive amenities attract a consistent tenant base of young professionals and families, supporting stable occupancy rates across economic cycles. Actual yields depend on purchase price, unit configuration, and rental market conditions at time of acquisition, but the established nature of Jurong West and consistent housing demand suggest yields within this range remain realistic for medium to long-term holding periods.

How does the pricing per square foot at 488 Jurong West Avenue 1 compare to recent HDB resale transactions in Jurong West?

Current asking prices at 488 Jurong West Avenue 1, ranging from approximately S$500,000 for units around 990 square feet, equate to roughly S$505 per square foot, positioning the development competitively within recent Jurong West resale activity. This pricing reflects the unit size, location proximity to the MRT, and the maturity of the estate relative to newer or more peripheral HDB developments. Comparable three-bedroom units in the broader Jurong West precinct have traded within similar per-square-foot ranges, with minor variations driven by specific floor levels, block positioning, and individual unit condition—suggesting that current pricing remains aligned with transparent market comparables.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen buying a second residential property at 488 Jurong West Avenue 1?

A Singapore Citizen purchasing a unit at 488 Jurong West Avenue 1 as a second residential property will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price above the first S$180,000. For a purchase priced at S$500,000, the ABSD payable would be approximately S$64,000, representing a significant component of total acquisition costs beyond the base stamp duty and legal fees. This duty materially affects the investment case and overall return profile, particularly for investors or upgraders, and should be explicitly modelled into financial planning alongside financing costs and expected holding periods. First-time HDB buyers benefit from ABSD exemption, making the development particularly attractive for buyers entering the HDB market for the first time.

What lease decay risk should I anticipate, and how does remaining lease duration affect long-term resale value at this development?

As an HDB development, properties at 488 Jurong West Avenue 1 operate under a 99-year leasehold structure, which commenced at the time of the estate's original development several decades ago. The remaining lease duration is materially shorter than the original grant, and properties begin to exhibit price sensitivity as lease tenures fall below 80 years, with more pronounced effects below 60 years. The specific remaining lease depends on the precise year of block completion, but prospective buyers should independently verify remaining tenure and factor in modest long-term lease decay when modelling capital appreciation. HDB resale financing remains available for units with substantial lease remaining, and the established market for Jurong West properties suggests that lease decay, whilst relevant, does not materially impede near to medium-term resale prospects for newer blocks within this development.

How does proximity to Lakeside MRT Station influence demand and capital appreciation for properties at 488 Jurong West Avenue 1?

The 13-minute walking distance to EW26 Lakeside MRT Station represents a material demand driver for the development, enabling convenient commuting to the central business district, southern corridor employment nodes, and broader island destinations without private vehicle dependence. This MRT accessibility supports consistent tenant demand for rental units and appeals to owner-occupiers across demographic profiles, from first-time buyers to upgraders. The proximity also underpins long-term capital appreciation, as MRT-linked developments typically outperform more peripheral estates across property cycles, with the East–West Line's continued strategic importance suggesting sustained transport premium in future years.

Is 488 Jurong West Avenue 1 more suitable for first-time buyers, upgraders, investors, or high-net-worth purchasers?

The development appeals robustly across multiple buyer profiles, though each derives distinct advantages. First-time HDB buyers benefit from accessible entry pricing, ABSD exemption, and straightforward HDB financing schemes, making the development an excellent stepping stone into owner-occupied property. Upgraders moving from smaller HDB units find the three-bedroom configuration and mature neighbourhood environment well-suited to evolving family needs, with reasonable price points that do not strain upgrading budgets. Investors recognise the stable rental demand, consistent capital appreciation, and transparent resale market, though ABSD and financing considerations moderate return profiles. High-net-worth purchasers typically view HDB developments as complementary portfolio holdings rather than primary acquisitions, yet the development's location advantages and established character may appeal to those seeking diversified residential exposure within the HDB market segment.

What TDSR headroom should I expect when financing a property at 488 Jurong West Avenue 1?

At current asking prices around S$500,000, typical HDB loan packages would require monthly instalments of approximately S$2,000 to S$2,500 depending on interest rates and loan tenure, representing approximately 40% to 50% of combined household income for households earning S$5,000 to S$6,500 monthly. The Total Debt Servicing Ratio, capped at 60% for HDB loans, provides meaningful headroom for most creditworthy applicants with stable employment, allowing scope for other obligations such as vehicle loans or personal credit without exceeding regulatory thresholds. First-time buyers should engage HDB or bank loan officers early to confirm precise TDSR headroom at their specific income level, though the development's price point generally supports accessible financing for qualifying buyers without stretched servicing profiles.

How does 488 Jurong West Avenue 1 compare to nearby competing HDB developments in Jurong West?

The development positions competitively against nearby Jurong West HDB estates when assessed across MRT proximity, unit size, amenity access, and pricing. Comparable developments within the same precinct typically offer similar three-bedroom configurations at broadly equivalent price points, with minor variations driven by specific location within Jurong West (proximity to the MRT station or principal shopping facilities), block age, and renovation condition. The Lakeside MRT location provides 488 Jurong West Avenue 1 with a tangible advantage relative to peripheral estates further from transport nodes, supporting marginally stronger rental demand and resale liquidity. Buyers should conduct direct comparisons across several competing developments to confirm that asking prices reflect genuine market value and individual unit condition rather than premium pricing.

Which unit stack or floor level typically offers the best value at 488 Jurong West Avenue 1?

Mid-range floor levels, typically around the 8th to 18th storeys, often represent optimal value balance at this development, combining natural light, reduced noise exposure relative to lower floors, and modest price premiums compared to penthouses or high-floor units. Lower-floor units (1st to 6th storey) attract modest discounts reflecting shade, noise proximity, and reduced views, yet remain highly practical for buyers with mobility considerations or young children; these can represent genuine value for budget-conscious purchasers. High-floor and corner-unit positions command premiums reflecting superior views, light, and perceived prestige, though the price uplift does not proportionally reflect utility gains for most households. First-time buyers and pragmatic investors should consider mid-range positions as optimal value, whilst upgraders or those prioritising views may justify higher-floor premiums according to personal preferences and budget headroom.

What future supply pipeline in Jurong West should I consider when evaluating 488 Jurong West Avenue 1 as a long-term purchase?

Jurong West has matured substantially over recent decades, with limited greenfield HDB development remaining within the immediate precinct and future supply predominantly comprising estate renewal, intensification, or infill projects rather than large-scale new estates. This structural supply constraint supports long-term appreciation in existing properties such as those at 488 Jurong West Avenue 1, as limited new housing stock reduces competitive pressure from newer alternatives. Planned district-level infrastructure improvements, including transport enhancements and commercial development, should further reinforce the neighbourhood's attractiveness and underlying property values. Buyers can approach 488 Jurong West Avenue 1 with confidence that limited future supply competition and strategic district positioning support sustained demand and capital growth across medium to long-term horizons.

Hdb Flat At 488 Jurong West Avenue 1 — From S$500K