Type

Units

Min Area

Price Range

3 BR

1108 sqft

S$498K

4 BR

1367 sqft

S$575K

Type

Units

Min Area

Price Range

Other

200 sqft

S$1,200/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$1,200 to S$575K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
67% of current units are for sale, from S$498K; 33% are for rent, from S$1,200/mo.
Located 18 min (1.5 km) from JW5 Peng Kang Hill 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.

913 Jurong West Street 91: A Resilient HDB Investment in Singapore's West Zone

913 Jurong West Street 91 represents a practical residential proposition for both owner-occupiers and investment-focused buyers seeking exposure to Singapore's established public housing market. Situated in the heart of Jurong West, this HDB development anchors one of the island's longest-standing and most densely populated residential clusters, offering consistent demand and stable occupancy patterns that have characterised the neighbourhood for decades.

The property sits within the Jurong West planning area, a mature residential district that has evolved significantly since its inception. Today, the neighbourhood balances affordability with accessibility, providing residents with straightforward connectivity to employment clusters, educational institutions, and daily conveniences. The surrounding streetscape features well-established amenities typical of a mature HDB town, including markets, hawker centres, supermarkets, and community facilities that have bedded in over multiple generations of occupation.

Transport and MRT Proximity

Positioned approximately 18 minutes by bus or roughly 1.5 kilometres from Peng Kang Hill MRT Station (currently under construction), the development will benefit from enhanced connectivity once the station opens. The Peng Kang Hill station forms part of Singapore's ongoing MRT expansion programme, which aims to extend rapid transit coverage deeper into the western zones. This proximity to future rapid transit infrastructure represents a material advantage for both daily commuters and longer-term property value appreciation, as MRT accessibility has historically driven both rental demand and capital growth across HDB portfolios.

Beyond the forthcoming Peng Kang Hill station, the development enjoys indirect access to existing transport corridors serving Jurong West. Bus services crisscross the neighbourhood, linking residents to Pioneer MRT Station, Joo Koon MRT Station, and other key nodes. The Jurong region itself hosts multiple employment nodes, including the Jurong Industrial Estate and Tuas precinct, making the location attractive for workers and families prioritising transport efficiency and minimal commute times.

Unit Composition and Rental Market Appeal

The development comprises HDB flats available for rental, with units starting from S$1,200 per month. This entry-level pricing reflects the compact unit footprints on offer—units are registered at approximately 200 square feet—which positions them firmly in the budget rental market segment. Such configurations appeal to cost-conscious tenants, including young professionals, domestic workers, and individuals in transitional housing situations who prioritise affordability over size.

The rental market in Jurong West has historically demonstrated resilience, underpinned by consistent demand from workers serving the Jurong industrial corridor and migrant professionals seeking affordable accommodation. Compact units in this locality attract steady tenant interest, particularly when positioned competitively on price. Investors considering 913 Jurong West Street 91 should evaluate rental yield expectations in the context of prevailing market rents and tenant quality in the neighbourhood, which has traditionally skewed towards working-class and transient populations.

Investment Considerations and Buyer Profiles

For first-time buyers and upgraders, 913 Jurong West Street 91 offers a straightforward entry into Singapore's property market. HDB flats in mature estates carry well-understood fundamentals, transparent pricing mechanisms through the Housing and Development Board's valuation framework, and broad eligibility criteria for mortgage financing. Purchasers contemplating ownership should familiarise themselves with HDB's resale eligibility rules, which govern holding periods, occupancy requirements, and eligibility timelines—parameters that differ from private residential purchase frameworks.

Investor-oriented buyers should weigh the development's rental yield prospects against capital appreciation potential. Compact, affordable units in mature HDB estates typically command stable but modest yields, reflecting the price-to-rent ratio in established neighbourhoods. The strength of such an investment lies not in aggressive short-term appreciation but rather in consistent occupancy, manageable vacancy risk, and the defensive characteristics of affordable housing in a supply-constrained market.

Regulatory Framework and Additional Buyer's Stamp Duty

Prospective purchasers should note that Additional Buyer's Stamp Duty (ABSD) applies to residential property acquisitions in Singapore. For Singapore Citizens purchasing a second residential property, ABSD is levied at 20% of the property's purchase price, significantly elevating acquisition costs. This represents a material consideration for investors or individuals already holding residential property, as the cumulative stamp duty burden must be factored into return-on-investment calculations and financial feasibility assessments. First-time owners purchasing their sole residential property are exempt from ABSD, making such a purchase considerably more cost-effective from a stamp duty perspective.

Neighbourhood Maturity and Long-Term Prospects

Jurong West's status as a mature estate implies both strengths and trade-offs. The neighbourhood benefits from fully developed infrastructure, established community services, and a stable residential population with deep roots in the locality. However, as an older HDB precinct, properties here do not typically experience the outsized capital appreciation seen in newer, fringe estates or those undergoing major infrastructure uplift. Instead, Jurong West offers predictable, gradual value growth anchored to general property market movement and ongoing maintenance of neighbourhood amenities.

The forthcoming completion of Peng Kang Hill MRT Station may provide a temporary boost to property sentiment in the immediate vicinity, though the magnitude of such appreciation is difficult to predict and typically concentrates around station entrances rather than dispersing evenly across the wider neighbourhood. Buyers should weigh the MRT uplift factor against the baseline characteristics of a mature estate, where long-term value drivers rest more heavily on general economic conditions, HDB upgrading programmes, and demographic patterns than on singular infrastructure milestones.

Lease Tenure and Resale Implications

HDB flats in Singapore are held on a 99-year leasehold basis, with certain newer developments occasionally offered on 999-year terms. The 99-year tenure implies a finite remaining lease that gradually erodes over time, with material implications for resale value as the lease approaches its final decades. Buyers should verify the specific lease commencement date for 913 Jurong West Street 91 and understand how remaining lease duration impacts current valuation and future marketability. Properties in the later stages of their lease cycle may face rising difficulty in securing financing and may experience steeper value declines, particularly as the lease approaches 80 years or fewer remaining.

For investors, lease decay represents a key risk factor that must be monitored across the holding period. Whilst HDB does offer lease extension mechanisms and upgrading schemes that can enhance property value, prospective owners should carefully assess whether the property's entry price, expected rental yield, and remaining lease longevity combine to form an attractive risk-adjusted investment case.

Conclusion

913 Jurong West Street 91 serves as a pragmatic choice for renters and investors seeking affordable housing in an established, amenity-rich neighbourhood with improving transport connectivity. The development's strength lies in its defensive characteristics—stable demand, moderate pricing, and proximity to employment and services—rather than speculative upside. Prospective buyers and investors should conduct thorough due diligence on lease tenure, financing headroom, yield expectations, and regulatory obligations (particularly ABSD for second-property purchasers) before committing capital to this or any other residential property acquisition.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing units at 913 Jurong West Street 91?

Based on the advertised rental rate of S$1,200 per month for compact units around 200 square feet, investors can calculate gross rental yield by dividing annual rental income by purchase price. At typical HDB valuations in Jurong West, this translates to a gross yield range of approximately 3–4%, before accounting for maintenance fees, property tax, and management costs. Net yield—after deducting all outgoings—typically ranges between 2–3%, a modest but stable return characteristic of budget-segment HDB investments in mature estates. The appeal of such properties lies in steady occupancy and tenant demand rather than aggressive yield generation, making them suitable for conservative, income-focused investors prioritising capital preservation over capital growth.

How does the price-per-square-foot pricing at 913 Jurong West Street 91 compare to recent HDB resale transactions in the Jurong West area?

Jurong West HDB resale transactions typically cluster around S$1,200–S$1,600 per square foot, depending on unit type, block age, floor level, and proximity to MRT or amenities. Units at 913 Jurong West Street 91, being compact at 200 square feet and rental offerings, should be evaluated against comparable rental-market benchmarks rather than resale transaction prices. The quoted S$1,200 monthly rental suggests an implied valuation that sits within the market range for budget HDB rental stock in the western zone, though direct comparison requires verifying exact unit specifications, lease tenure, and amenity provisions. Prospective investors should obtain recent sold prices for similar units in the same block or nearby blocks to benchmark pricing against the current market, ensuring no premium is being paid for age, location, or other idiosyncratic factors.

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

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. For an HDB property valued at S$250,000 (a typical entry point for compact Jurong West units), ABSD would amount to S$50,000, materially elevating total acquisition costs and reducing effective return on investment. This 20% levy must be factored into financial feasibility calculations and cash-flow projections, as it represents a one-off, non-recoverable cost at purchase. First-time buyers purchasing their sole residential property face no ABSD liability, making first-time ownership considerably more cost-efficient. Investors and upgraders should carefully model the ABSD burden when evaluating whether rental income or capital appreciation sufficiently compensates for the additional 20% acquisition cost.

What is the lease tenure at 913 Jurong West Street 91, and how does remaining lease duration affect resale value and mortgageability?

HDB flats in Singapore are typically held on 99-year leasehold terms, though the exact lease commencement date for 913 Jurong West Street 91 should be verified with HDB or the property listing. As a mature block in Jurong West (an established estate since the 1970s–1980s), the remaining lease is likely between 50–70 years, depending on the specific block's development timeline. Properties with fewer than 80 years remaining on their lease face increasing difficulty in securing mortgage financing, as banks become more conservative in lending against wasting assets. Resale demand and prices typically soften materially once remaining lease drops below 80 years, particularly in the private residential market. Whilst HDB does offer lease extension and upgrading schemes, buyers should carefully assess remaining lease duration and factor potential lease extension costs into their valuation and investment thesis.

How will the upcoming Peng Kang Hill MRT Station (currently under construction) affect demand and capital appreciation for properties at this development?

The Peng Kang Hill MRT Station, positioned approximately 1.5 kilometres (18 minutes' walk or short bus ride) from 913 Jurong West Street 91, represents a material uplift to neighbourhood connectivity and transport convenience. MRT proximity has historically driven incremental demand, particularly among commuters and renters prioritising rapid transit access, and has contributed to modest capital appreciation in properties near stations at the time of opening. However, the uplift effect typically concentrates most acutely within 400–500 metres of the station entrance, and appreciation is most pronounced in the 2–3 years immediately surrounding the station opening. Properties at the quoted distance (1.5 kilometres) benefit from improved transport quality and catchment expansion but experience diluted capital appreciation relative to station-adjacent units. Long-term, MRT connectivity should provide supportive factors for demand stability, making the neighbourhood more attractive to working-age renters and commuter-focused buyers.

Which buyer profiles (first-timers, upgraders, investors, high-net-worth individuals) are best suited to 913 Jurong West Street 91?

First-time HDB buyers seeking entry into the property market will find 913 Jurong West Street 91 particularly accessible, given its affordable entry price, straightforward HDB eligibility rules, and transparent valuation framework. Upgraders moving from smaller to larger units may less likely target compact units unless downsizing due to life-stage changes. Conservative investors prioritising stable income over capital appreciation—particularly those with longer investment horizons comfortable with modest 2–3% net yields—align well with the risk-return profile of budget HDB investment stock. High-net-worth individuals, conversely, are typically underrepresented in affordable HDB segments, as capital is more efficiently deployed in appreciating assets or higher-yield opportunities. Rental tenants seeking affordable, no-frills accommodation represent the primary end-user base for such units, making investor buyers fundamentally dependent on steady tenant demand and occupancy in the working-class rental market.

What TDSR (Total Debt Servicing Ratio) headroom and financing capacity should buyers expect at typical purchase prices for this development?

At typical HDB purchase prices in Jurong West for compact units (likely in the S$220,000–S$280,000 range), a Singapore Citizen buyer with solid employment income and no prior debt could expect to support a mortgage covering 80% of the property value (approximately S$175,000–S$225,000) with comfortable TDSR headroom. The TDSR regime caps debt servicing at 60% of gross monthly income, meaning a buyer earning S$5,000 monthly can service approximately S$3,000 in monthly debt obligations across all loans. For mortgage purposes, this translates to substantial borrowing capacity, particularly when supplemented by CPF balances which typically cover a meaningful portion of HDB purchase prices. However, ABSD significantly erodes cash-on-hand for second-property purchasers, as the 20% duty must be paid upfront in cash, potentially limiting purchasing power by requiring a higher initial cash component and reducing effective leverage. First-time buyers enjoy considerably more financing flexibility, as the absence of ABSD preserves working capital.

How does 913 Jurong West Street 91 compare in terms of pricing, amenities, and investment returns to nearby competing HDB developments in Jurong West?

Jurong West comprises multiple HDB blocks spanning several generations, ranging from early 1970s developments (with correspondingly shorter remaining leases) to blocks developed in the 1990s–2000s (with 60–80 years remaining). Competing developments in the immediate vicinity, such as blocks along Jurong West Street 70–92, offer similar or identical amenity profiles—HDB town amenities including markets, hawker centres, shops, and community facilities—but may differ in lease tenure, floor level desirability, and proximity to specific MRT stations or amenity nodes. Pricing within the neighbourhood typically varies narrowly (within 5–10%) based on lease remaining, floor level, and unit type, making 913 Jurong West Street 91 neither materially premium nor discount-priced relative to comparable blocks. Investors should canvas recent transaction prices across 3–4 neighbouring blocks to ensure the quoted rental rate and purchase price represent fair value relative to similarly-positioned competing stock.

Are there particular unit stack levels or floor positions within this development that offer superior value or investment characteristics?

In HDB flats, lower-floor units (typically 1–3 levels) command discounts relative to mid-to-upper floors due to perceived noise, privacy, and security concerns, though they appreciate to residents with mobility constraints and those requiring minimal stair/elevator dependency. Mid-level units (levels 4–20) typically command premium pricing as they balance accessibility with reduced street-level noise and maximised natural light. Higher-floor units (21 levels and above, where applicable) are most sought after and command the highest prices, offsetting longer elevator waits with superior views, light, and psychological perception of status. For investment purposes, mid-level units often represent the optimal value proposition, as they command prices below top-floor units whilst capturing most of the amenity premiums relative to ground-floor stock. Buyers should inspect specific stacks and floor levels at 913 Jurong West Street 91 to assess preferences, noise exposure, and suitability before committing capital; rental tenants in this segment typically show modest floor-level preferences, making mid-level positioning a practical compromise.

What is the future supply pipeline and infrastructure outlook for Jurong West, and how might this affect long-term property values?

Jurong West is a mature, near-fully developed HDB town with limited scope for new large-scale residential supply, making the neighbourhood relatively protected from near-term oversupply shocks. However, the broader Jurong region is experiencing significant economic restructuring, with ongoing shifts toward higher-value industrial and commercial uses (particularly in the Tuas precinct), which indirectly supports demand for accessible, affordable worker housing in established residential zones like Jurong West. The forthcoming Peng Kang Hill MRT Station represents the most material infrastructure uplift scheduled for the area, likely providing modest supportive sentiment to property values in the surrounding catchment. Beyond transport, public amenity upgrades (refreshed hawker centres, park improvements, community facilities renewal) occur periodically through HDB's upgrading and town renewal programmes, which modestly enhance neighbourhood appeal and property valuations over time. Long-term, Jurong West is expected to remain a stable, mature residential neighbourhood characterised by predictable, modest capital growth aligned to broader economic conditions rather than transformational redevelopment.

Hdb Flat At 913 Jurong West Street 91 — From S$1,200