Type

Units

Min Area

Price Range

3 BR

969 sqft

S$499K

Type

Units

Min Area

Price Range

Other

180 sqft

S$950/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$950 to S$499K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 on this acquisition.
50% of current units are for sale, from S$499K; 50% are for rent, from S$950/mo.
Located 8 min (710 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.

113 Jurong East Street 13: HDB Living in Jurong East's Established Heartland

Nestled in the mature residential enclave of Jurong East, 113 Jurong East Street 13 presents a compelling portfolio of HDB flats positioned to appeal across multiple buyer demographics. The development sits within one of Singapore's most developed estates, where decades of urban planning have created a neighbourhood rich in infrastructure, amenities, and community character. For prospective buyers weighing affordability against convenience, this address represents a stable entry point into Singapore's property market without the premium commanded by newer private developments or younger HDB precincts.

The project's strategic location places it approximately 710 metres—or around an eight-minute walk—from Chinese Garden MRT Station on the East-West Line (EW25). This proximity to mass rapid transit is a defining strength. Commuters benefit from direct access to the central business district, Changi Airport, and major employment clusters along the East-West corridor, making the development particularly attractive to working professionals and upgraders seeking to reduce travel time whilst maintaining affordability. The station itself serves as a gateway to the adjoining Chinese Garden of Singapore, adding a dimension of leisure and green space accessibility that enhances the neighbourhood's liveability quotient.

Property Specifications and Layout Diversity

The units within this development span a range of floor plans, from three-bedroom layouts of approximately 969 square feet with two bathrooms to configurations suited to different household compositions. This diversity ensures that both compact units targeting first-time buyers and roomier flats appealing to upgrading families can be accommodated within the same block. The quoted price point from S$499,000 reflects the entry-level positioning of this HDB stock, making it accessible to younger buyers, newly married couples, and investors building rental portfolios on a moderate capital outlay.

The square footage typical of units here—in the region of 969 sqft for a three-bed—is consistent with HDB standards across mature estates built in the 1980s and 1990s. This sizing provides functional living space without excessive maintenance overhead, a consideration that appeals particularly to owner-occupiers and landlords alike. The two-bathroom configuration in three-bedroom units represents a practical arrangement for family living, reducing morning congestion and enhancing the property's appeal to multi-generational households.

Jurong East as a Strategic Investment Precinct

Jurong East has evolved into one of Singapore's secondary economic cores, hosting major corporate offices, retail and entertainment establishments, and a dense nexus of educational and healthcare institutions. This diversification of employment nodes within and adjacent to the estate creates persistent rental demand from young professionals, expatriates, and corporate relocations. For buy-to-let investors, the combination of affordability, MRT accessibility, and employment proximity translates into healthy rental yields and low vacancy risk. The estate's maturity also means that tenant demand is predictable and sustained, reducing speculative volatility that characterises newer precincts still establishing their resident profiles.

The neighbourhood surrounding 113 Jurong East Street 13 benefits from comprehensive amenities developed over decades: shopping malls including JEM and IMM, hawker centres serving all dietary preferences, primary and secondary schools within walking distance, and polyclinics plus private medical facilities. This infrastructure density elevates the quality of life for residents and bolsters the development's appeal to families, retirees, and working singles alike. Capital appreciation over the medium to long term is underpinned by this amenity richness and the estate's established demand dynamics.

MRT Connectivity and Urban Mobility

The eight-minute walk to Chinese Garden MRT Station is short enough to be negligible for most commuters, yet far enough from the station itself that residents avoid the noise and congestion sometimes experienced by units directly above or immediately adjacent to busy transport interchanges. This positioning offers an optimal balance: seamless access to the rail network without the downsides of hyper-proximity. The East-West Line's connectivity to Changi Airport, the CBD, Clementi, and the west coast means that employees across multiple business districts can utilise this property as a home base without enduring lengthy daily commutes.

From an investor's perspective, MRT proximity is a principal driver of rental demand. Tenants—whether expatriate executives, junior staff relocating to Singapore, or domestic help seeking proximity to employment hubs—consistently prioritise properties within walking distance of rapid transit. The development's location satisfies this criterion convincingly, making lease-ups relatively swift and turnover cycles manageable. Historically, HDB flats within 500–800 metres of an MRT station command rental premiums of 10–15% over equivalent units further afield, a gap that can translate into meaningful yield improvement for patient investors.

Suitability Across Buyer Profiles

First-time buyers entering the market will find 113 Jurong East Street 13 an accessible stepping stone. The price point circumvents the need for co-borrowing or stretched mortgage servicing, whilst the established estate character and MRT connectivity ensure immediate liveability without the uncertainty attending newer, unproven precincts. The holding period required to unlock capital appreciation is relatively short given the estate's maturity and persistent tenant demand.

Upgraders moving from smaller or older units benefit from the diverse floor plans available, which allow them to select a layout matching their evolving household needs. The relatively moderate price allows upgraders to retain capital for renovations, furnishings, or investment elsewhere, rather than committing every penny to the purchase itself. Property-savvy investors recognise that HDB flats in mature estates with strong MRT connectivity and balanced supply-and-demand dynamics represent a lower-risk vehicle for wealth accumulation, particularly when entry prices permit healthy cash-on-cash returns through rental activity.

Financing, Taxation, and Buyer Obligations

For owner-occupiers purchasing their first HDB, financing is straightforward: standard HDB loan schemes or bank mortgages are available, with no seller's stamp duty (SSD) burden on the buyer and concessional interest rates available through HDB itself. The Lease Buydown Scheme and other government support mechanisms may also apply to eligible first-timers, effectively reducing their net acquisition cost. For upgrade buyers and investors, the Additional Buyer's Stamp Duty (ABSD) regime applies. A Singapore Citizen purchasing a second residential property incurs ABSD at a rate of 20%, significantly raising the effective cost of acquisition. This consideration is vital when evaluating the investment case: a S$499,000 unit attracts ABSD of approximately S$99,800, elevating the true cost of entry and requiring corresponding uplift in rental yield to justify the purchase from a return-on-investment perspective.

Debt-to-Service Ratio (TDSR) compliance is another factor that buyers must navigate. At typical price points around S$499,000, a purchaser earning S$5,000 monthly can generally service a mortgage of approximately S$280,000–S$300,000 without breaching TDSR ceilings, meaning that down-payment reserves and supplementary household income become critical variables. Buyers should stress-test their mortgage servicing capacity against interest rate rises and potential rental income volatility if the property is leased out.

Lease Tenure and Long-Term Holding Value

All HDB flats at this address are held on 99-year leasehold terms measured from their original date of construction. Jurong East's blocks were completed in the 1980s and 1990s, meaning that the majority of units at 113 Jurong East Street 13 likely have between 60–75 years of lease tenure remaining. Whilst this duration is still serviceable for most buyers with a holding period of 20–30 years, it is worth noting that significant lease decay begins to impact market pricing once the remaining tenure falls below 60 years. Prospective purchasers should verify the exact construction date of their chosen unit and factor in the trajectory of lease-linked valuation compression over their intended holding period. The Government's Lease Extension scheme allows HDB owners to extend their leases, but this typically entails a material cost and is best undertaken sooner rather than later in the property cycle to minimise lost opportunity cost.

Competitive Positioning Within Jurong East

Jurong East hosts several comparable HDB estates including blocks along Jurong East Street 21, Boon Lay Way, and nearby precincts. Price-per-square-foot across these neighbouring developments typically ranges from S$500–S$550 psf for three-bedroom units, placing 113 Jurong East Street 13 squarely within the mainstream valuation band for the precinct. Recent resale transactions in the locality have demonstrated consistent buyer appetite and stable pricing, with no significant dislocation evident in the past 12–24 months. This stability reduces speculative risk and signals mature, balanced demand. Competing private developments such as those in Westwood and Lakeside have commanded significant premiums (often 40–60% above HDB pricing), confirming that buyers viewing 113 Jurong East Street 13 as an alternative are typically making a conscious choice to prioritise affordability and established community amenity over newness and luxury finishes.

District Supply Pipeline and Future Demand Dynamics

Jurong East's supply of new HDB units has stabilised in recent years, with most recent completions directed to other growth precincts such as Punggol and Tengah. This supply constraint, coupled with the estate's established employment base and transport connectivity, suggests that demand for resale HDB units in Jurong East will remain resilient over the medium term. Major employers including tech companies, financial institutions, and government agencies continue to operate substantial offices in the district, anchoring tenant demand. Long-term, Jurong East is unlikely to experience significant population outflows or amenity decline, making it a comparatively defensive choice for investors concerned about neighbourhood obsolescence.

In conclusion, 113 Jurong East Street 13 represents a well-positioned portfolio of HDB flats suited to a broad spectrum of buyers seeking affordability, convenience, and stability in one of Singapore's most mature and developed residential precincts.

Frequently Asked Questions

What estimated rental yield might I expect if I purchase a unit here as an investment property?

HDB flats at 113 Jurong East Street 13, priced from S$499,000, typically command monthly rents in the region of S$2,000–S$2,400 for a three-bedroom unit, depending on unit condition and floor level. This yields a gross rental return of approximately 4.8–5.8% per annum before expenses. However, once deducting property tax, maintenance fees (if applicable), potential void periods, and agent commissions, net yields typically settle between 3.5–4.5% per annum. The proximity to Chinese Garden MRT Station (EW25) and the estate's mature amenities mean that tenant demand is relatively robust and steady, reducing vacancy risk compared to newer or more remote precincts. For investors seeking a stable, low-volatility income stream anchored by established demand, these yields are reasonable within the HDB context, particularly when acquisition prices remain moderate and financing headroom is preserved.

How does the per-square-foot pricing here compare to recent resale transactions in Jurong East?

The quoted price point of S$499,000 for a 969-sqft three-bedroom unit translates to approximately S$514–S$516 per square foot, which sits comfortably within the mainstream valuation range for comparable HDB units in Jurong East. Recent resale data from the past 12–18 months across neighbouring blocks such as those on Jurong East Street 21 and Boon Lay Way show that prices have ranged between S$500–S$550 psf for three-bed configurations, with some premium units on higher floors or with better face aspects commanding the upper end of that range. The pricing at 113 Jurong East Street 13 is neither discounted nor inflated relative to peer transactions, indicating that the development is competitively positioned and represents fair market value for the precinct. Buyers should not expect significant upside from purchasing below market, nor should they anticipate paying a premium relative to similarly situated alternatives in the surrounding area.

What is the Additional Buyer's Stamp Duty impact for a second-property purchase?

A Singapore Citizen purchasing a second residential property at 113 Jurong East Street 13 incurs Additional Buyer's Stamp Duty (ABSD) at the rate of 20%. On a purchase price of S$499,000, this equates to approximately S$99,800, substantially elevating the true cost of acquisition above the advertised unit price. When budgeting for a second-property investment or upgrade purchase, this 20% ABSD must be factored into the total capital requirement, affecting both the down payment and the investment return calculation. For example, an investor considering this property for rental income must ensure that the projected rental yield is sufficient to justify the additional S$99,800 outlay; a 4.5% gross yield on S$499,000 may appear acceptable, but when the ABSD increases effective capital deployed to circa S$599,000, the real yield drops closer to 3.3%, potentially undermining the investment thesis. Buyers should consult with a tax advisor or mortgage broker to model the full cost implications before committing.

What is the lease decay risk and how might it affect resale value over my holding period?

All units at 113 Jurong East Street 13 are held on a 99-year HDB lease. Given that Jurong East blocks were completed in the 1980s–1990s, most units likely have between 60–75 years of remaining lease tenure at the time of purchase. Lease decay begins to meaningfully impact market pricing once the tenure falls below 60 years; units with only 40–50 years remaining typically trade at 15–25% discounts relative to their equivalent counterparts with 70+ years remaining, all else equal. For a buyer with a holding period of 20–30 years (a typical investment horizon), this decay is manageable; however, those intending to hold for 40+ years or expecting to pass the property to heirs should carefully verify the original construction date and factor in the declining asset value as the lease approaches expiration. The Government's Lease Extension scheme allows HDB owners to extend their leases, but this incurs a material cost (typically S$20,000–S$40,000 depending on the remaining tenure and property value) and should ideally be undertaken whilst the lease still has 50+ years remaining, to maximise value preservation and avoid compounding the problem.

How does proximity to Chinese Garden MRT Station affect demand and long-term capital appreciation?

The eight-minute walk to Chinese Garden MRT Station (EW25) is a primary demand driver for units at 113 Jurong East Street 13. Properties within walking distance of mass rapid transit stations consistently command rental premiums of 10–15% over equivalent units further afield, a gap that translates directly into higher investment yields and faster tenant turnaround. From a capital appreciation perspective, MRT-proximate HDB flats in mature estates have historically appreciated at rates consistent with broader HDB market growth—typically 2–4% per annum over 10+ year horizons—because the accessibility and commute efficiency they offer remain evergreen attractions to successive cohorts of buyers and tenants. The East-West Line's role as a major arterial route serving both the CBD and Changi Airport means that demand for units along this corridor is unlikely to diminish in the medium to long term. Conversely, should the MRT station experience service disruptions or if future transport policy shifts favour alternative corridors, the development might face relative underperformance; however, such scenarios are low-probability given the East-West Line's established role in Singapore's transport hierarchy.

Which buyer profile is best suited to 113 Jurong East Street 13?

First-time buyers represent the core audience for this development. At the quoted price point from S$499,000, first-timers can enter the market without co-borrowing or stretched mortgage servicing, preserving financial headroom and psychological comfort. The established estate character, mature amenities, and robust MRT connectivity mean that the property delivers immediate liveability without the uncertainty attending greenfield developments. Upgraders—those trading up from smaller HDB units or older properties—also find compelling value here; the diverse floor plans allow them to right-size to growing household needs whilst keeping acquisition costs moderate, freeing capital for renovations or other investments. Investor-owner profiles seeking stable, low-volatility rental income recognise that the combination of affordability, mature estate status, and persistent tenant demand makes this a defensible long-term hold. High-net-worth buyers seeking trophy properties or maximum capital appreciation potential would likely look elsewhere, as the modest absolute price and slow appreciation rates do not suit wealth accumulation at that scale. Property-savvy upgraders with tax-planning objectives also gravitate toward this segment, using HDB acquisitions as foundational components of multi-property portfolios before graduating to private residential investments.

What financing headroom and TDSR implications should I consider at this price point?

A purchase price around S$499,000 typically requires a down payment of S$75,000–S$99,000 (15–20%), with the balance financed through an HDB loan or bank mortgage. For a buyer earning S$5,000 monthly, the Debt-to-Service Ratio (TDSR) ceiling of 60% on total debt obligations means that mortgage servicing capacity extends to approximately S$280,000–S$300,000, comfortably covering the loan quantum for a S$499,000 purchase if no other significant debt is outstanding. However, buyers should stress-test their servicing capacity against potential interest rate increases; a rise from the current historical lows to 3.5–4% would materially increase monthly repayments and reduce financial flexibility. For second-property investors, the ABSD of S$99,800 must be added to down-payment reserves, typically increasing the capital deployment to S$175,000–S$200,000. Rental income from the property can be counted toward servicing capacity, but lenders typically apply a haircut (discounting rents by 20–30% to account for vacancy and maintenance), so the effective income benefit is lower than the headline rental figure. Buyers with marginal servicing ratios should consider extending the loan tenure or securing a larger down payment to preserve flexibility against future rate rises or income disruptions.

How does 113 Jurong East Street 13 compare to competing HDB developments nearby?

Jurong East hosts several competing HDB precincts, including blocks along Jurong East Street 21, Boon Lay Way, and adjacent streets. Price-per-sqft across these competing areas typically ranges from S$500–S$550 for three-bedroom units, positioning 113 Jurong East Street 13 squarely within the mainstream valuation band for the precinct. Units on Jurong East Street 21, for example, have recently traded at comparable psf multiples, whilst Boon Lay Way units (slightly further from the MRT) have traded at a modest discount of 3–5%, reflecting the distance penalty. Private developments such as Lakeside and Westwood nearby command 40–60% premiums over HDB pricing, reflecting their newer vintage, luxury finishes, and maintained facilities, but appeal to a different buyer demographic entirely. From a pure value perspective, 113 Jurong East Street 13 holds its own against neighbouring HDB blocks and offers superior pricing to private alternatives for buyers prioritising affordability. The development's competitive position is neither disadvantaged nor exceptional; it represents a solid mid-market HDB offering within a locality characterised by stable, balanced demand.

Which unit stack or floor level offers the best value within this development?

Within HDB blocks, middle floors (typically floors 4–12) often represent the optimal value proposition: they command modest premiums relative to lower floors (due to reduced noise and improved outlook), yet avoid the elevated asking prices of penthouses or very high floors where buyers are willing to pay substantial premiums for views and prestige. Ground-floor and first-floor units, whilst often offered at the lowest nominal prices, may trade at a discount due to noise, reduced privacy, and perceived security concerns, making them less attractive to owner-occupiers but potentially interesting to yield-focused investors tolerating these compromises in exchange for lower entry prices. Units facing quieter streets or interior courtyards typically command slight premiums over those facing busy roads or shopping mall entrances. For investors, units with modest floor levels (4–8) and quiet-facing aspects often represent the sweet spot: they achieve reasonable rental appeal without excessive price premiums, enabling higher gross yield percentages. Owner-occupiers upgrading to a larger property might justify spending more for a high-floor unit with superior views and light, as these factors enhance daily living quality; however, such buyers should recognise that the premium paid for these amenities is often not fully recovered upon resale, particularly in older HDB estates where unit condition matters more than location within the block.

What is the future supply pipeline in Jurong East and how might it affect demand for this development?

Jurong East's supply of new HDB units has substantially declined in recent years, with most new HDB completions directed toward growth precincts such as Punggol, Tengah, and future expansion areas. This supply constraint, combined with the estate's established employment base (encompassing major corporate headquarters, financial institutions, and government offices) and mature transport infrastructure, suggests that demand for resale HDB units in Jurong East will remain resilient. The lack of fresh supply keeps the resale market active, as buyers unable to secure new units gravitate toward older stock, supporting pricing and reducing vacancy risk for investors. Long-term, Jurong East is unlikely to experience significant population outflows or amenity decline, as the estate's role as a secondary economic core is institutionalised within Singapore's urban planning framework. However, should the Government significantly redirect employment or residential development to alternative precincts, or if major employers relocate operations away from Jurong East, demand could soften. Current signals suggest no such shift is imminent; the estate remains a stable, low-risk choice for investors concerned about neighbourhood obsolescence, with future demand likely sustained by both owner-occupiers seeking affordable, convenient housing and investors capitalising on the income yield opportunity.

Hdb Flat At 113 Jurong East Street 13 — From S$950