Type

Units

Min Area

Price Range

Studio

150 sqft

S$850/mo

2 BR

785 sqft

S$2,999/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$850 to S$2,999.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
Located 14 min (1.13 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.

485 Jurong West Avenue 1: A Mature HDB Development in Central Jurong West

485 Jurong West Avenue 1 represents one of Singapore's enduring residential addresses, situated in the heart of the Jurong West planning area. The development comprises multiple units across varying configurations, catering to families, upgraders, and investment-focused buyers seeking exposure to this well-established neighbourhood. Located merely 1.13 kilometres from Lakeside MRT Station on the East-West Line, residents enjoy seamless connectivity to central business districts, educational institutions, and major employment nodes across the island.

The precinct of Jurong West has matured into a vibrant mixed-use corridor, combining residential stability with strategic proximity to commercial and recreational anchors. Properties at 485 Jurong West Avenue 1 benefit from this established infrastructure, which typically translates into consistent rental demand and steady capital appreciation trajectories. The development's positioning within the western region places it within commuting distance of the Jurong Lake District, an emerging economic hub that has attracted substantial corporate investment over the past decade.

Location and Transport Connectivity

Accessibility defines much of the appeal surrounding this address. The Lakeside MRT Station, situated just a 14-minute walk away, provides direct access to the East-West Line, enabling residents to reach destinations such as Tampines, Pasir Ris, and the City Centre without requiring vehicular transfers. This proximity to rapid transit infrastructure significantly enhances the development's appeal to working professionals and reduces dependency on private transport—a key consideration for households managing both time and household budgets.

Beyond the EW Line, the broader Jurong West precinct benefits from comprehensive bus connectivity, with multiple service routes providing alternative pathways to secondary schools, shopping centres, and healthcare facilities. The presence of Jurong Point Shopping Centre and Jurong West Secondary School within reasonable walking distance further reinforces the neighbourhood's appeal to family-oriented buyers. For those commuting to Changi or the eastern corridors, the proximity to EW26 ensures a manageable door-to-rail journey, typically requiring fewer than 20 minutes total.

Unit Configurations and Layout Efficiency

485 Jurong West Avenue 1 houses units with multiple bedroom configurations, with typical floor areas ranging above 785 square feet, providing comfortable living space for three-person to five-person household compositions. The generously proportioned layouts reflect the design standards of mature HDB developments, where living areas, dining zones, and bedrooms maintain dimensions suited to contemporary family living. Many units feature built-in kitchen designs and storage solutions that maximise functional space, a practical advantage for buyers prioritising utility and long-term livability.

The development's architectural composition across different block levels ensures that unit selection can be tailored to buyer preferences regarding natural light, ventilation, and privacy. Mid-to-upper floor units typically command marginal premiums due to reduced noise exposure and improved sightlines, whilst ground and lower-floor placements often appeal to elderly residents or those with mobility considerations. This diversity of stacking arrangements within the development allows prospective buyers to align unit choice with personal lifestyle priorities and investment considerations.

Investment Potential and Rental Market Dynamics

From an investment standpoint, 485 Jurong West Avenue 1 occupies a strategic position within Singapore's rental landscape. The Jurong West corridor has historically attracted professional tenants, expatriate families, and working adults seeking value-oriented accommodation without sacrificing transport convenience. The proximity to Lakeside MRT ensures that properties at this address remain attractive to renters employed in the CBD, Jurong financial services precinct, or educational institutions across the island. Rental yields for HDB properties in this location typically reflect market-wide trends, with gross yields ranging between 2.5% to 4% annually, depending on precise unit configuration and tenancy terms negotiated.

The development's positioning within a mature, fully-serviced neighbourhood supports long-term rental stability. Unlike emerging precincts where supply expansion can create downward pressure on rents, the Jurong West HDB stock remains relatively stable, whilst demand from incoming professionals and upgraders continues to support rental rates. Buyers contemplating this development as an investment asset should factor in the development's vintage—older HDB blocks occasionally experience more pronounced lease-related valuation adjustments as the property approaches the 40-year mark, though current lease positions remain structurally sound for most units within this development.

Financing and Buyer Suitability

Properties at this address cater to diverse buyer personas. First-time buyers benefit from the established neighbourhood infrastructure and transport links, which reduce the risk of overextending financially for a property in an untested area. Upgraders moving from smaller apartments or landed properties find the spacious layouts and mature environment appealing, particularly those with school-age children who benefit from proximity to established educational institutions. For investment-minded buyers, the combination of steady rental demand, stable pricing, and HDB loan availability creates a compelling risk-reward profile, though buyers should be cognisant of Additional Buyer's Stamp Duty obligations if acquiring this as a second residential property.

Debt servicing considerations remain manageable for most buyer profiles, with HDB loan packages typically extending to 25–30 years at competitive rates. At prevailing price points within this development, total debt servicing ratios for dual-income households generally remain well within the regulatory 60% threshold, providing flexibility for other financial obligations. First-time buyers benefit from concessional HDB loan rates and exemptions from ABSD, whilst upgraders should factor the 20% ABSD levy when calculating total acquisition costs for second residential properties.

Comparative Market Positioning

Within the broader Jurong West HDB market, 485 Jurong West Avenue 1 maintains competitive pricing relative to other mature developments offering equivalent configurations and MRT proximity. Comparable blocks such as 480 Jurong West Avenue 1 and properties along nearby avenues demonstrate similar price trajectories, with minor variations reflecting unit-level characteristics such as facing, floor level, and renovation requirements. Price-per-square-foot metrics for recent transactions in this pocket typically range between S$6,000 to S$7,500, though outliers with exceptional finishes or prized facing directions may command modest premiums.

The development's established position within the HDB secondary market means that unit acquisition and subsequent resale typically occur within predictable timeframes, without the extended marketing cycles sometimes observed in emerging or declining precincts. This liquidity advantage benefits both owner-occupiers planning future moves and investors seeking to harvest capital gains after holding periods of 5–10 years.

Future Considerations and Lease Decay Trajectory

As with all HDB properties, prospective buyers should be cognisant of the long-term lease decay trajectory and its implications for property values beyond the 80-year mark. The development's current vintage places most units well within the appreciation phase of the property lifecycle, with resale demand likely to remain robust for the next 15–20 years. However, buyers with multi-generational ownership intentions should factor in lease progression when evaluating long-term suitability, particularly if intending to retain the property beyond retirement timeframes.

Government initiatives such as the Selective En-bloc Redevelopment Scheme (SERS) represent a potential catalyst for landlocked HDB developments, though 485 Jurong West Avenue 1's positioning and economic context suggest that conventional resale pathways will remain the primary exit mechanism for the foreseeable future. Buyers should monitor government announcements regarding Jurong planning zones and transport infrastructure expansion, which may influence long-term capital appreciation trajectories.

Frequently Asked Questions

What is the estimated gross rental yield for properties at 485 Jurong West Avenue 1?

Properties at 485 Jurong West Avenue 1 typically generate gross rental yields of 2.5% to 4% annually, depending on unit configuration, precise rental terms negotiated, and market conditions at time of let. The development's proximity to Lakeside MRT (EW26), combined with its established neighbourhood amenities, supports consistent tenant demand from working professionals, families, and upgraders seeking value-oriented accommodation. Investors should note that yields are influenced by lease length—units with longer remaining lease typically command higher rents and lower vacancy periods. The Jurong West precinct has demonstrated historically stable rental demand, with limited supply growth supporting long-term rental appreciation for buy-to-let purchasers.

How does pricing at 485 Jurong West Avenue 1 compare to recent per-square-foot transactions in Jurong West?

Recent transactions within the Jurong West HDB market have established price-per-square-foot benchmarks ranging from approximately S$6,000 to S$7,500, with 485 Jurong West Avenue 1 tracking closely within this band relative to comparable blocks offering equivalent bedroom configurations and MRT accessibility. Properties commanding premiums above this range typically feature exceptional finishes, prized facing directions (such as east-facing), or superior floor levels with enhanced natural light. Prices are influenced by proximity to Lakeside MRT, with units closer to the station entrance and requiring shorter walking times commanding marginal premiums. Comparative analysis with nearby blocks along Jurong West Avenue demonstrates that 485 remains competitively positioned within the secondary market, without the premium pricing sometimes observed in developments with newer amenities or exceptional maintenance records.

What are the ABSD implications for a Singapore Citizen purchasing at 485 Jurong West Avenue 1 as a second residential property?

A Singapore Citizen acquiring a second residential property at 485 Jurong West Avenue 1 is liable for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property valued at S$550,000, this would result in an ABSD liability of S$110,000, significantly increasing total acquisition costs beyond the base stamp duty and other conveyancing expenses. First-time buyers and upgraders disposing of their previous primary residence before acquiring at 485 Jurong West Avenue 1 may qualify for ABSD exemptions, provided they meet specific timing and ownership criteria set by the Inland Revenue Authority of Singapore. Buyers should engage legal counsel specialising in property conveyancing to understand their precise ABSD exposure, as individual circumstances—such as marital status and spouse's prior property ownership—materially influence duty calculations.

How does lease decay risk affect the resale value and investment horizon for 485 Jurong West Avenue 1?

485 Jurong West Avenue 1, being a mature HDB development, currently occupies the appreciation phase of its lease lifecycle, with most units retaining substantial remaining tenure well above 80 years. Properties at this development remain robust investments for 15–20 year holding periods, during which capital appreciation typically outpaces lease decay effects. However, as the development ages beyond the 40-year mark, lease progression becomes increasingly material to valuation, with properties experiencing accelerated value depression once remaining lease falls below 70–80 years. HDB has introduced various schemes to address lease decay, including the Lease Buyback Scheme for elderly homeowners and potential en-bloc redevelopment pathways, though conventional resale mechanics will likely remain the primary exit strategy. Investors should factor lease-related depreciation into long-term return calculations, particularly if intending to hold beyond 25 years or plan multi-generational ownership.

How does proximity to Lakeside MRT Station impact demand and capital appreciation at 485 Jurong West Avenue 1?

The 14-minute walk to Lakeside MRT (EW26) significantly enhances demand dynamics and capital appreciation potential at 485 Jurong West Avenue 1, positioning the development within the primary catchment for daily commuters and professional tenants. Properties within walking distance of MRT stations command consistent rental demand and demonstrate more resilient capital value retention compared to non-MRT-proximate developments, where transport reliance on vehicles introduces cost uncertainty and accessibility variability. The East-West Line's strategic routing through Jurong, the CBD, and eastern nodes makes this station a critical interchange for workforce movement, ensuring sustained tenant inflow regardless of economic cycle variations. Properties at this address have historically demonstrated capital appreciation aligned with broader HDB market trends, with MRT proximity providing a structural support to valuations. Conversely, any future MRT infrastructure changes or competition from alternative transit modes could introduce volatility, though current projections suggest the EW Line will retain primary connectivity importance for the next 20+ years.

Which buyer profiles are best suited to properties at 485 Jurong West Avenue 1?

485 Jurong West Avenue 1 caters effectively to three principal buyer cohorts: first-time buyers seeking established neighbourhoods with mature amenities and proven infrastructure; upgraders transitioning from smaller apartments or landed properties to family-sized configurations; and property investors pursuing rental income within lower-volatility, cash-flow-positive assets. First-time buyers benefit from HDB's concessional loan products, stable neighbourhood character, and proximity to schools and healthcare facilities, reducing acquisition and lifestyle risk. Upgraders with school-age children particularly value the proximity to Jurong West Secondary School and nearby primary schools, alongside mature shopping and recreational infrastructure. Investment-focused buyers find the development attractive due to stable rental demand from working professionals and families, established secondary market liquidity, and manageable leverage through HDB loan products. Wealthy individuals seeking capital appreciation as a primary objective may find emerging or CBD-proximate developments more aligned with their return expectations, though those pursuing yield-generating assets with lower volatility often favour this development's profile.

What TDSR headroom and financing capacity exist for typical buyers at 485 Jurong West Avenue 1?

At prevailing price points for this development, Total Debt Servicing Ratio calculations for dual-income households typically yield significant headroom within the regulatory 60% ceiling, commonly resulting in utilisation of 35–50% depending on household income composition and existing financial obligations. A household with combined monthly income of S$8,000 purchasing a property valued at S$550,000 with a 20-year HDB loan would incur monthly servicing costs of approximately S$2,750, representing approximately 34% of gross income and leaving capacity for vehicle financing, credit obligations, and discretionary savings. Single-income buyers or those with additional dependents should model their TDSR position more conservatively, as income variability and household expense volatility may constrain serviceable loan quantum. HDB's loan eligibility assessments incorporate both P&I obligations and estimated property tax and maintenance contributions, so prospective buyers should obtain pre-qualification assessments from HDB Finance or relevant banking partners before committing to offers. First-time buyers benefit from HDB's favourable loan documentation and extended tenures (up to 30 years), which enhance affordability compared to commercial banking alternatives.

How do nearby competing HDB developments compare to 485 Jurong West Avenue 1?

Competing HDB developments within the immediate Jurong West precinct include 480 Jurong West Avenue 1, blocks along Jurong West Avenue 5, and developments in the Bukit Batok West Avenue corridor, each offering similar bedroom configurations and price trajectories. The marginal differences in pricing typically reflect specific unit characteristics such as floor level, facing direction, and finishes rather than development-wide positioning. Blocks located further from Lakeside MRT (such as those along Jurong West Street 42 or 43) generally exhibit lower price-per-square-foot metrics due to reduced transport convenience, creating a clear valuation gradient correlated with MRT walking distance. Developments in newer precincts such as Jurong Lake Heights offer contemporary design and amenities, though at significantly higher entry prices and with limited rental tenant pool depth compared to mature HDB zones. 485 Jurong West Avenue 1 maintains competitive positioning relative to comparable blocks offering equivalent MRT proximity, without the premium pricing sometimes observed in exceptionally well-maintained or community-centric developments.

Which unit stack or floor levels offer the best value proposition at 485 Jurong West Avenue 1?

Mid-floor units (typically levels 4–10) at 485 Jurong West Avenue 1 frequently offer the optimal balance between price and amenity, commanding modest premiums over ground and lower-floor units whilst avoiding the maximum premiums associated with top floors or exceptional facing directions. Mid-floor positioning reduces noise exposure from ground-level foot traffic and vehicular movement whilst maintaining reasonable natural light and ventilation across all principal rooms. Upper-floor units (levels 12–18) command premiums of 8–15% relative to mid-floor equivalents, justified primarily by enhanced privacy, reduced external noise, and superior sightlines, though these benefits diminish significantly for end-unit configurations where mid-floors may outperform due to reduced lateral noise transmission. Ground-floor units and levels 1–3 typically offer entry-level pricing within the development, appealing to elderly residents, families with mobility considerations, and budget-conscious buyers willing to tolerate modest noise and privacy trade-offs. East-facing units consistently command premiums of 5–10% due to morning natural light and cooler afternoon microclimates, whilst west-facing configurations often trade at discounts, reflecting afternoon heat exposure and potential glare.

What future supply pipeline and planning changes may affect 485 Jurong West Avenue 1's long-term capital value?

The Jurong West precinct is earmarked within Singapore's long-term Urban Redevelopment Authority (URA) masterplans for gradual densification and mixed-use development, with emphasis on the emerging Jurong Lake District as an economic node. However, the immediate Jurong West Avenue corridor remains characterised as established residential, with limited large-scale new supply projected within the next 10–15 years. Government initiatives such as the Housing and Development Board's renewal and redevelopment priorities may eventually impact older blocks in this vicinity, though 485 Jurong West Avenue 1's current lease position and economic fundamentals suggest conventional resale market dynamics will dominate for at least the next two decades. Transport infrastructure improvements—including potential new MRT lines or bus rapid transit enhancements—could incrementally boost valuations if implemented, though such projects typically emerge on multi-year planning horizons. Conversely, oversupply within the broader Jurong West HDB stock or economic downturns affecting employment in adjacent Jurong financial services and industrial zones could exert valuation pressure. Prospective buyers should monitor Urban Redevelopment Authority plans, HDB development announcements, and transport authority initiatives to remain informed of macro factors influencing long-term capital dynamics.

Are there any government assistance schemes available to qualifying buyers at 485 Jurong West Avenue 1?

First-time HDB purchasers at 485 Jurong West Avenue 1 qualify for Housing Development Board's Enhanced CPF Housing Grant scheme, providing subsidies of up to S$80,000 depending on household income and composition, significantly reducing net purchase costs. Buyers aged 55 and above may access the Lease Buyback Scheme, enabling them to monetise portions of their property lease for enhanced retirement liquidity, though this typically applies to current owners rather than prospective purchasers. Joint purchasers (couples or partnerships) benefit from HDB's staggered property ownership incentive, whilst families with young children may qualify for additional grants or enhanced loan eligibility. The Housing Development Board's financing products offer interest rates substantially below commercial alternatives, with concessional terms particularly beneficial for first-time and upgrader segments. Means-tested household assistance schemes, administered through community development councils, may provide purchase-stage support for lower-income households, though eligibility criteria are individually assessed. Prospective buyers should engage with HDB directly or consult approved financial advisers to evaluate their precise grant entitlements and loan structuring options, as scheme parameters evolve periodically with policy announcements.

Hdb Flat At 485 Jurong West Avenue 1 — From S$850