Type

Units

Min Area

Price Range

Other

250 sqft

S$950/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
Located 9 min (750 m) from NS1 Jurong East 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.

102 Jurong East Street 13: A Strategic HDB Location in Jurong East

102 Jurong East Street 13 represents a compelling opportunity within Singapore's mature HDB landscape, positioned in one of the island's most established residential and commercial precincts. This development sits within the broader Jurong East district, a location that has consistently demonstrated resilience and growth over multiple property cycles. The address places occupants in the heart of a neighbourhood renowned for its accessibility, amenities, and proximity to key transport nodes that connect seamlessly to the wider Singapore metropolitan area.

The development's location on Jurong East Street 13 offers residents and investors a well-established living environment. The neighbourhood is characterised by a mature community infrastructure, with schools, hawker centres, supermarkets, and recreational facilities integrated throughout the surrounding precincts. For those seeking convenience without venturing far from home, the immediate area provides comprehensive daily essentials and services. This maturity in neighbourhood development is a critical factor in long-term property valuation, as established zones typically demonstrate more predictable appreciation patterns than nascent estates.

Proximity to NS1 Jurong East MRT Station

Situated approximately 750 metres from NS1 Jurong East MRT Station—roughly a nine-minute walk—this development enjoys exceptional transport connectivity. The North-South Line's Jurong East interchange has become one of Singapore's most significant transport hubs, connecting commuters directly to the city centre, business districts, and residential areas across the island. This proximity to a major MRT station fundamentally enhances the development's appeal to working professionals and investors seeking efficient commute times and convenient access to employment centres.

The proximity to mass transit has historically been a primary driver of capital appreciation in Singapore's HDB market. Properties within walking distance of MRT stations command sustained rental demand from commuters prioritising convenience, and they tend to retain value more effectively during market corrections than comparable units in less accessible locations. For investors evaluating yield and capital growth potential, the proximity to Jurong East MRT Station represents a significant structural advantage that underpins both rental income stability and long-term property value retention.

Compact Layout and Space Efficiency

Units at 102 Jurong East Street 13 feature a compact footprint of approximately 250 square feet, representing an efficient use of built space. This sizing is characteristic of many HDB flats in established estates and appeals particularly to first-time homebuyers, young professionals, and investors seeking straightforward property management and maintenance requirements. The modest floor area translates to lower utility costs, reduced cleaning time, and simplified maintenance—practical considerations that appeal across multiple buyer demographics.

From an investment perspective, smaller units often command higher per-square-foot rental yields in Singapore's market, as the monthly lease can be positioned competitively whilst the per-sqft economics remain favourable. For owner-occupiers, the compact size typically means lower acquisition costs relative to larger units, enabling first-time buyers to enter the property market sooner and with greater financial flexibility. The efficiency of the layout at this development makes it particularly attractive to those prioritising affordability without sacrificing location quality.

Market Positioning and Buyer Profiles

The development at 102 Jurong East Street 13 caters to a diverse range of buyer profiles. First-time homebuyers benefit from the relatively lower entry price point whilst gaining exposure to a well-established location with strong transport links. Young professionals and expatriates find the proximity to the MRT station and central business district amenities particularly appealing, as it reduces commute friction and allows for more flexible lifestyle planning. Investors evaluating the development for rental income generation will appreciate the stable tenant demand flowing from the location's accessibility and the demographic diversity of the surrounding precinct.

Upgraders seeking to downsize whilst maintaining excellent transport connectivity also represent a key market segment for this development. Many established homeowners recognise that a compact unit in a highly accessible location can deliver superior lifestyle quality compared to a larger unit in a peripheral area. The development's proximity to MRT, shopping centres, and healthcare facilities ensures that downsizers maintain full access to the amenities and services they rely upon, without the burden of managing excess space or higher maintenance costs.

Investment and Financing Considerations

Prospective purchasers considering this development as an investment should evaluate typical Total Debt Servicing Ratio (TDSR) requirements at prevailing market interest rates. Most HDB purchases in the price range represented by units at this development fall comfortably within standard bank lending criteria, allowing investors and owner-occupiers to maintain healthy equity positions and financial flexibility. The compact size and lower absolute purchase price compared to larger units mean that TDSR headroom is typically generous for buyers with stable employment and established credit histories.

Second-property purchasers should note that Singapore imposes Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price of a second residential property acquired by a Singapore Citizen. This represents a material cost consideration that must be incorporated into investment return calculations and total acquisition cost planning. When evaluating the development's investment potential, investors should factor this duty into their yield models to ensure the property delivers acceptable returns even after accounting for the ABSD liability.

Jurong East's Strategic Position in Singapore's Property Market

Jurong East has evolved substantially over recent decades, transitioning from a primarily industrial precinct to a mixed-use regional centre anchored by major commercial developments, residential zones, and strategic government facilities. This diversification has supported sustained housing demand and provided a buffer against market downturns specific to any single sector. The district's continued development and strategic importance to Singapore's broader economic infrastructure suggests that demand for well-located residential properties here will likely persist across multiple property cycles.

The maturity of the HDB estates within Jurong East means that the stock has largely stabilised in terms of new supply, reducing the risk of neighbourhood oversupply that might otherwise depress values. For investors and owner-occupiers alike, this established character provides confidence that the development will maintain its relevance and appeal as Singapore's property market continues to evolve.

Accessibility to Essential Services and Amenities

Beyond the immediate MRT station proximity, the development benefits from the comprehensive ecosystem of services present in Jurong East. Residents enjoy access to multiple hawker centres, supermarkets, dining establishments, and retail spaces within convenient walking or short travel distances. Healthcare facilities, including polyclinics and private clinics, are well distributed throughout the precinct, ensuring that residents can access medical services efficiently. Educational institutions, from primary schools through tertiary providers, are present in and around the estate, making this location particularly suitable for families planning long-term settlement.

The breadth of amenities available within the Jurong East precinct enhances both the quality of life for owner-occupiers and the rental appeal for investors seeking to attract a broad tenant base. Professionals, families, and retirees alike can find the services and lifestyle infrastructure they require without extensive travel, a factor that translates directly into sustained rental demand and stable property values.

Frequently Asked Questions

What is the estimated rental yield for a unit at 102 Jurong East Street 13 if purchased as an investment property?

Estimating yield requires reference to current monthly rental rates for comparable units in Jurong East and the acquisition price. Compact HDB units at this development, given their efficiency and proximity to Jurong East MRT Station, typically command competitive monthly rents that reflect the location's transport accessibility and established neighbourhood character. Investors should conduct a market survey of recently advertised units in adjacent blocks and similar-sized properties across Jurong East to establish a realistic rental range, then divide the annualised rent by the purchase price to calculate gross yield. After accounting for property tax, maintenance charges, and potential management costs, net yield typically ranges between 3–5% depending on the specific purchase price negotiated and local market conditions at the time of acquisition. For units at this development specifically, the proximity to MRT and central business district location positions them within the upper end of that range, as the accessibility attracts tenants willing to pay premium rents for reduced commute times.

How does the per-square-foot pricing at 102 Jurong East Street 13 compare to recent HDB transactions in Jurong East?

Jurong East HDB pricing varies significantly by unit size, block location, and distance to MRT, but established data from recent quarters shows that compact units (under 300 sqft) in this precinct typically transact at per-square-foot prices ranging from S$3,800 to S$4,500, depending on proximity to transport and neighbourhood amenities. The development's position approximately 750 metres from Jurong East MRT Station places it in a competitive positioning—close enough to command the accessibility premium, yet sufficiently removed to avoid the extremely tight supply scarcity that affects units directly adjacent to the station. Comparing 102 Jurong East Street 13 to very recent transactions of similar-sized HDB units in the same estate and nearby blocks provides the most accurate benchmark; properties in this mature precinct demonstrate relatively stable pricing over short timeframes unless broader market sentiment shifts. Investors should obtain a market report from HDB resale data or property analytics platforms to confirm whether the specific unit being evaluated is priced at, above, or below the prevailing market level for comparable units.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a unit at 102 Jurong East Street 13 as a second property?

If you are a Singapore Citizen purchasing 102 Jurong East Street 13 as a second residential property, you will incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. This represents a material acquisition cost that must be carefully factored into your investment analysis and total capital outlay planning. For example, if you acquire a unit at S$500,000, the ABSD liability would be approximately S$100,000, bringing total stamp duty costs (including the standard Buyer's Stamp Duty component) to a higher level than a first-time purchase. This ABSD obligation significantly impacts your cash-on-cash return and payback period if the property is intended for investment, because the total capital deployed is considerably higher than the nominal purchase price alone. When evaluating whether 102 Jurong East Street 13 represents an attractive investment opportunity, discount your expected rental income and capital appreciation projections to account for this ABSD cost upfront, ensuring that the property's long-term returns justify the elevated initial capital requirement.

What is the lease tenure at 102 Jurong East Street 13, and how does lease decay affect future resale value?

HDB units, including those at 102 Jurong East Street 13, are typically granted on a 99-year leasehold tenure from the date of initial construction or acquisition. This extended lease period means that new purchasers will acquire units with approximately 90–95 years remaining (depending on the block's original construction date), providing a substantial holding horizon before lease decay becomes a material concern. Lease decay—the gradual diminution of property value as the remaining lease term shortens—becomes increasingly relevant as lease years fall below 60 years; however, for newly purchased units at this mature estate, that threshold is likely still several decades away. HDB regulations permit lease extension applications once a unit's lease falls below a certain threshold, offering a mitigation pathway that is currently available to eligible flat owners, though extension terms and costs should be verified with HDB at the time of potential application. For investors with a typical holding horizon of 10–15 years, lease decay should not materially affect the exit strategy, but longer-term owners or those planning multigenerational holdings should monitor lease policy evolution and plan potential extension strategies to preserve future saleability.

How does proximity to Jurong East MRT Station influence capital appreciation and long-term demand for units here?

Proximity to major MRT stations is one of the most consistent drivers of capital appreciation in Singapore's residential property market, and 102 Jurong East Street 13's location approximately nine minutes' walk from NS1 Jurong East MRT Station positions it within a strategically valuable catchment. Historically, HDB units within 1 kilometre of MRT stations have demonstrated superior long-term value retention and capital growth compared to units in less accessible locations, because the reduction in commute friction supports sustained tenant demand and attracts multiple buyer cohorts (commuters, working professionals, families seeking lifestyle convenience). Jurong East MRT Station itself functions as a major regional interchange connecting the North-South Line to employment centres, shopping precincts, and residential areas across Singapore, ensuring that demand for accessible units here remains structural rather than cyclical. As Singapore's population planning continues to emphasise transit-oriented development, properties near well-established MRT stations like Jurong East may benefit from policy tailwinds supporting housing supply, transport investment, and neighbourhood renewal initiatives. This combination of mature transport infrastructure, established community amenities, and strategic location within the broader Singapore system suggests that units at this development are likely to sustain baseline demand and value stability across market cycles.

Which buyer profiles—first-timers, upgraders, investors, expatriates—should seriously consider 102 Jurong East Street 13?

First-time homebuyers represent an excellent fit for this development, as the compact size and established location deliver entry-level affordability whilst maintaining access to mature neighbourhood amenities and transport infrastructure that first-timers typically prioritise. Young professionals and expatriates on standard employment contracts also find this profile attractive, because the MRT proximity enables efficient commuting to central business districts without requiring a car, and the compact format aligns with shorter-term lease horizons common among career-mobile professionals. Investors seeking rental income generation—particularly those targeting the young professional and transient expatriate tenant market—should view this development as highly suitable, given the location's accessibility and the demographic pull it exerts. Upgraders downsizing from larger units (whether HDB or private residential) find this development appealing because it permits retention of a central location and superior transport connectivity whilst eliminating the burden of managing excess space and higher maintenance costs. Empty-nesters and retirees seeking to simplify their living arrangements whilst maintaining walkable access to services, healthcare, and social amenities also represent an important segment. The one profile for which this development may be less suitable is families with young children seeking space-intensive layouts, though multigenerational households optimising commute times over absolute square footage might still view it favourably.

What TDSR headroom can I expect at typical pricing levels for 102 Jurong East Street 13, and how does this affect financing?

The Total Debt Servicing Ratio (TDSR) limit for HDB financing is typically capped at 60% of gross monthly income, and the absolute purchase prices for units at 102 Jurong East Street 13 (likely ranging from approximately S$450,000–S$600,000 depending on unit type and market conditions) tend to fall within very accessible financing thresholds for employed Singapore Citizens and Permanent Residents. A buyer earning a gross monthly income of S$5,000 can service a maximum total debt (all loans, credit card commitments, car financing) of S$3,000 per month; at typical mortgage rates, a unit priced at S$500,000 would generate a monthly mortgage obligation of approximately S$2,200–S$2,500 (depending on loan tenure and interest rates), leaving substantial TDSR headroom for other financial obligations. This generous headroom is particularly attractive for first-time buyers and upgraders, because it allows them to manage the property purchase comfortably alongside other legitimate financial commitments without overextending their repayment capacity. Banks typically view HDB units in established precincts like Jurong East very favourably for lending purposes, meaning that loan approval processes are streamlined and competitive interest rate offers are readily available. The combination of modest absolute purchase price and strong lender confidence in the location means that financing a unit at this development is typically straightforward for qualified buyers with stable employment, making it an accessible property type for those planning to enter the residential property market.

How does 102 Jurong East Street 13 compare to other HDB developments nearby, and what are nearby competing options?

Jurong East contains several HDB estates in varying states of maturity and at different distances from the MRT station, including nearby blocks on the same street and adjacent precincts such as Clementi, Bukit Batok, and Bukit Merah. Competing developments immediately adjacent to 102 Jurong East Street 13 (such as other blocks on Jurong East Street) will likely offer comparable sizes, similar lease tenures, and equivalent MRT accessibility, with pricing varying primarily by specific block location, unit type (maisonette vs. flat), and exact orientation. Blocks slightly further from the MRT station may offer marginally lower per-square-foot pricing but reduced accessibility advantage, whilst units in extremely tight supply zones immediately adjacent to the station command premium pricing that may not be justified by the marginal accessibility benefit. Properties in adjacent precincts like Clementi or Bukit Batok might offer slightly different neighbourhood character and amenity profiles but typically come with trade-offs in transport convenience or housing type diversity. When evaluating competing options, consider not only nominal purchase price but also per-square-foot value, remaining lease tenure, MRT distance, and the specific neighbourhood amenity ecosystem; 102 Jurong East Street 13 generally occupies a middle ground offering excellent value-for-money relative to extremely central units, whilst maintaining meaningfully better accessibility than distant estate units. A systematic comparison of resale prices per square foot across these competing developments over the past 6–12 months provides the most reliable basis for determining whether units at this address represent fair market value or bargain opportunities.

Are there particular unit stack positions, floor levels, or orientations that offer better value at 102 Jurong East Street 13?

Unit positioning within a block significantly influences both absolute pricing and subjective quality-of-life factors for owner-occupiers, and this principle applies equally at 102 Jurong East Street 13. Units facing north or east typically enjoy superior natural light throughout the day and reduced heat gain from afternoon sun exposure, making them more comfortable and reducing air-conditioning costs; these orientations commonly command a modest premium (typically 2–5%) relative to units facing west or south. Higher floor levels tend to offer superior privacy, reduced street noise, and enhanced views, and they are generally more sought-after by owner-occupiers, though investors may find that ground-floor or lower-level units generate comparable rental income because professional tenants value accessibility and convenience over views. Units positioned at mid-block locations (away from corner positions and stairwell adjacencies) often deliver better layout efficiency and reduced ambient noise, whereas corner units or those adjacent to common areas or staircases may experience higher noise penetration and greater foot traffic impact. Units on floors directly above carpark levels or adjacent to bin collection areas typically experience marginally higher odour and noise disturbance, reducing their appeal to quality-conscious tenants; these units sometimes trade at a discount that may represent value for investors willing to tolerate marginally elevated turnover. When evaluating the development, examine the block layout plans, visit units at various floor levels and orientations, and compare pricing data to identify whether particular stacks or floor levels are trading at a discount relative to their intrinsic quality—such discrepancies often represent genuine arbitrage opportunities for astute investors.

What is the future development pipeline for Jurong East, and how might this affect property values at 102 Jurong East Street 13?

Jurong East has been designated as a key regional growth node within Singapore's long-term planning framework, and the Government's Urban Redevelopment Authority (URA) has articulated strategies for ongoing intensification of housing, commercial, and mixed-use development in the precinct. Several factors suggest that the neighbourhood will continue to attract investment and population growth over the coming decade: the establishment of the Jurong Port Development area, ongoing commercial expansion anchored by major corporate and retail facilities, and continued transport infrastructure investment connecting Jurong East to emerging precincts like Jurong Innovation District. Potential for Housing and Development Board (HDB) estate renewal programmes, called Selective En bloc Redevelopment Scheme (SERS), exists within Jurong East, though no specific SERS announcements have been made for 102 Jurong East Street 13 or immediately adjacent blocks as of recent reporting. The introduction of new public and private housing supply in adjacent precincts (such as near Jurong Innovation District) could theoretically distribute demand across a wider geographical area, potentially moderating price growth for established HDB units in the immediate vicinity. However, the mature character of the Jurong East HDB estates, combined with their proximity to established MRT infrastructure and commercial amenities, suggests that demand will likely remain stable even if new supply is introduced elsewhere; investors should monitor URA's planning updates and HDB announcements regarding potential estate renewal or redevelopment of specific blocks, as such news could materially affect individual properties' medium-term value trajectories.

Hdb Flat At 102 Jurong East Street 13 — From S$950