Type

Units

Min Area

Price Range

3 BR

1270 sqft

S$738K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$738K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$148K on this acquisition.
Located 8 min (650 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.

219A Jurong East Street 21: HDB Living in Central Jurong East

219A Jurong East Street 21 represents a compelling residential proposition within the heart of Singapore's Jurong East district. This established HDB development has positioned itself as an attractive option for both owner-occupiers and investors seeking exposure to one of the island's most mature and well-connected urban centres. The project's proximity to essential public transport, educational institutions, and commercial amenities has cemented its appeal across multiple buyer demographics.

Located along Jurong East Street 21, the development sits within a highly accessible neighbourhood serviced by EW25 Chinese Garden MRT Station, positioned approximately 650 metres away—a manageable eight-minute walk that places residents within easy reach of the broader Eastern and Western Line network. This connectivity advantage has historically underpinned sustained demand for properties in this corridor, as commuters benefit from direct access to the CBD, key employment hubs, and regional shopping districts such as JEM and Jurong Point.

Strategic Location and Connectivity Benefits

The Jurong East precinct has evolved into a self-contained urban ecosystem over the past two decades, characterised by balanced residential development, robust commercial activity, and comprehensive community infrastructure. Residents of 219A Jurong East Street 21 benefit from this maturity; the neighbourhood already features established primary schools, neighbourhood parks, hawker centres, and supermarket chains that reduce dependency on frequent CBD trips. The surrounding area's mixed-use character means families and professionals alike find most daily necessities within a short commute.

Chinese Garden MRT Station itself serves as a secondary transport hub, offering connections southward to more suburban lines while maintaining direct access northbound toward Clementi, Bukit Timah, and ultimately the CBD via Raffles Place and Marina Bay. This dual-direction connectivity has shielded Jurong East from the more volatile property cycles experienced by peripheral or single-line-dependent precincts. Long-term capital appreciation in this zone has remained more resilient than speculative fringe developments, making it a preferred location for investors with a medium to long-term holding horizon.

Residential Unit Specifications and Living Space

The development comprises multi-bedroom HDB flats, with available configurations ranging across different unit types to accommodate diverse household sizes and compositions. Units within this project typically span approximately 1,270 square feet, representing a substantial footprint that offers comfortable living layouts for families or small multi-generational households. The availability of two or more bathrooms across most unit types reflects modern HDB design standards, addressing practical demands for household convenience and guest accommodation.

Interior specifications across the development align with mid-tier HDB renovation expectations, with units capable of supporting contemporary living arrangements, home office setups, and flexible furniture configurations. The scale of these properties makes them particularly suited to upgraders transitioning from smaller starter flats or young families requiring genuine living and sleeping differentiation across bedroom spaces. Investors have historically favoured this size category for rental demand, as the unit dimensions attract both expatriate families and local tenants seeking more spacious alternatives to smaller public housing stock.

Pricing Dynamics and Market Position

Current pricing for units within 219A Jurong East Street 21 commences from S$738,000, positioning the development competitively within the broader Jurong East market segment. This price point reflects the established nature of the location, the proximity to MRT infrastructure, and the scale of available units. When assessed on a per-square-foot basis relative to recent transacted properties in the immediate Jurong East corridor, this development's pricing remains consistent with market expectations for mature HDB stock in secondary urban zones.

The pricing structure has historically demonstrated year-on-year appreciation in line with broader HDB price indices, though at a more measured pace than prime central locations. This characteristic makes the development suitable for risk-averse investors and conservative owner-occupiers who prioritise stability over speculative upside. For second-property buyers, awareness of the Additional Buyer's Stamp Duty at 20% remains essential—a significant cost consideration that materially affects effective purchase price and investment returns.

Investment and Rental Yield Considerations

For investors evaluating 219A Jurong East Street 21 as a rental asset, the development's profile suggests competent but not exceptional yield prospects. Rental demand for three-bedroom units in Jurong East remains steady, driven by relocating families and expatriate professionals seeking suburban living with urban connectivity. Market rental rates for comparable units in this precinct typically yield between 2.5% and 3.5% gross annually, contingent on exact unit configuration, floor level, and lease decay stage.

The establishment of the neighbourhood means rental competition is more pronounced than in emerging precincts; new supply in adjacent areas may exert downward pressure on rental rates over medium-term horizons. However, the stable tenant base and long-standing reputation of Jurong East as a family-friendly district provide reassurance against rapid demand erosion. Investors should model conservative rental assumptions and factor anticipated ABSD liabilities into their return calculations to establish realistic net-yield expectations.

Lease Tenure and Long-Term Asset Value

As an HDB property, units at 219A Jurong East Street 21 are subject to the standard 99-year leasehold tenure characteristic of Housing and Development Board estates. The current lease position of the development remains robust, having been built during Singapore's mid-range HDB expansion phases. For buyers currently entering the market, the remaining lease duration should not present material concerns for near-term resale; however, lease decay dynamics will gradually impact property valuations as the estate ages further into the next decade.

Prospective purchasers should factor anticipated lease decay into long-term capital growth projections. HDB resale prices have historically depreciated more sharply once developments enter their fifth or sixth decade, as the remaining lease profile increasingly constrains financing options and buyer appeal. This consideration becomes particularly relevant for investors with horizons extending beyond fifteen to twenty years, who may face reduced exit flexibility or lower terminal valuations as lease length diminishes.

Financing, TDSR, and Buyer Suitability

For owner-occupiers, financing a property at this price point typically requires manageable loan-to-value ratios well within HDB lending parameters. Most buyers should comfortably satisfy Total Debt Servicing Ratio (TDSR) requirements at prevailing interest rates, though individual circumstances vary based on existing liabilities and income levels. First-time homebuyers benefit from concessional ABSD rates or exemptions, rendering this development particularly attractive for upgraders from smaller HDB units.

High-net-worth individuals may find this development less aligned with premium market expectations; the established nature of Jurong East and the HDB framework suggest this is better suited to middle-market buyers prioritising practical value over exclusive positioning. For upgraders, 219A Jurong East Street 21 offers tangible improvements in space and facility access compared to smaller public housing while maintaining affordability within extended loan tenures. First-time buyers benefit from the mature neighbourhood infrastructure and proven demand profile, reducing speculative risk.

Competitive Landscape and Nearby Alternatives

The Jurong East precinct features several competing HDB developments of similar vintage and profile, including estates along Jurong East Street and Yen Chow Street. Recent transacted prices across these comparable schemes suggest relatively consistent valuations, indicating efficient price discovery within the local market. Any significant pricing advantage at 219A Jurong East Street 21 would likely reflect specific unit attributes—floor level, orientation, or renovation quality—rather than development-wide premiums.

Proximity to private sector developments such as condominiums and landed properties in adjacent planning zones may also influence buyer psychology; however, the HDB-private market segments typically serve distinct buyer profiles with limited direct substitution. For buyers specifically seeking HDB properties in this zone, competitive differentiation hinges more on unit-specific factors and neighbourhood amenities than broader market dynamics.

Future District Outlook and Supply Considerations

Jurong East's development trajectory has largely stabilised following intensive construction activity through the 2010s. New residential supply in this zone is now more limited, with future development concentrated on infill sites and refresh initiatives rather than large-scale residential additions. This supply constraint provides reasonable protection against demand dilution for existing stock, supporting gradual appreciation trajectories.

Urban renewal and estate rejuvenation programmes continue to enhance the district's appeal; recent infrastructure upgrades and commercial developments have reinforced Jurong East's positioning as a self-contained regional centre. For investors with medium-term holding horizons, this relatively constrained supply profile and established infrastructure base suggest resilient capital values, though upside appreciation may remain modest compared to emerging growth zones.

Frequently Asked Questions

What rental yield can investors expect if purchasing a unit at 219A Jurong East Street 21 as an investment property?

Investors evaluating units at 219A Jurong East Street 21 typically encounter gross rental yields between 2.5% and 3.5%, depending on specific unit configuration, floor level, and lease decay status. Jurong East maintains steady tenant demand from families and expatriates seeking suburban convenience with urban connectivity, though rental competition is more pronounced than in emerging precincts. After accounting for Additional Buyer's Stamp Duty at 20% for second-property purchases, maintenance levies, and property tax, net yields compress materially—realistic long-term expectations should factor these headwinds. Investors should also model conservative rental growth assumptions and consider lease decay implications, as the 99-year HDB tenure will progressively impact both rental rates and terminal valuations over extended holding horizons.

How does per-square-foot pricing at 219A Jurong East Street 21 compare to recent market transactions in the Jurong East area?

Units at 219A Jurong East Street 21, priced from S$738,000 for approximately 1,270 square feet, translate to roughly S$580–S$600 per square foot depending on exact unit size—a valuation consistent with recent HDB resale transactions across comparable Jurong East developments. Market-wide pricing in this corridor reflects the established maturity of the precinct and strong MRT connectivity; comparable units along Jurong East Street and adjacent zones have demonstrated similar price-per-sqft metrics over the past twelve months. This alignment suggests fair value positioning with limited arbitrage opportunities; pricing advantages are more likely to derive from specific unit attributes such as floor level, orientation, or renovation quality rather than development-wide discounts. Buyers should reference recent URA or HDB market reports to validate positioning relative to contemporaneous transacted prices.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property at 219A Jurong East Street 21 are subject to Additional Buyer's Stamp Duty at 20%—applied on top of the standard Buyer's Stamp Duty regime. For a purchase at S$738,000, this 20% ABSD represents approximately S$147,600 in additional duty, materially elevating the effective purchase price and reducing net returns for investors. ABSD liability applies regardless of whether the buyer intends to occupy the unit, meaning both owner-occupiers and investment-focused purchasers must factor this cost into their financing and cash-flow planning. Exemptions are available for specific categories including first-time homebuyers and certain property upgrades; buyers should consult with a legal professional to confirm their eligibility status. For investors, ABSD substantially impacts yield calculations and requires conservative return modelling to ensure investment thesis viability.

What lease decay risks and resale value impacts should buyers anticipate given the 99-year HDB tenure?

219A Jurong East Street 21, as a standard HDB development, operates under a 99-year leasehold tenure—meaning the original development was granted a 99-year lease from the point of initial construction. The property's current lease position remains robust, though lease decay dynamics will progressively constrain valuations as the estate ages. Empirical HDB market data demonstrates that properties experiencing significant lease decay—particularly those with remaining terms below 70 years—face accelerated price depreciation and reduced buyer appeal. For current purchasers, this concern is not immediate; however, buyers with extended holding horizons beyond fifteen to twenty years should factor anticipated lease erosion into long-term capital projections. As the lease decays, financing options narrow, buyer demand contracts, and exit flexibility diminishes—particularly relevant for investors reliant on eventual capital realisation.

How does proximity to EW25 Chinese Garden MRT Station influence property demand and long-term capital appreciation at this development?

Proximity to Chinese Garden MRT Station—approximately 650 metres or an eight-minute walk from 219A Jurong East Street 21—has historically underpinned sustained demand and resilient capital appreciation in this zone. The Eastern and Western Line provides dual-direction connectivity: northbound access toward Clementi, Bukit Timah, and ultimately the CBD, combined with southbound links to suburban and peripheral destinations. This dual connectivity advantage has shielded Jurong East from more volatile property cycles experienced by single-line-dependent precincts; long-term capital appreciation has proven more stable and predictable than speculative fringe developments. The established nature of Jurong East as a self-contained urban centre, supported by robust MRT connectivity, suggests ongoing demand resilience from both owner-occupiers and investors. However, this maturity also implies measured rather than exceptional capital growth trajectories compared to emerging growth precincts with nascent infrastructure development.

Which buyer profiles—first-time buyers, upgraders, HNW investors, or rental-focused investors—is this development best suited for?

219A Jurong East Street 21 presents a compelling proposition for different buyer profiles, though with varying suitability weights. First-time homebuyers benefit from the mature neighbourhood infrastructure, proven demand profile, and potential ABSD exemptions, making entry at this development strategically sound for establishing long-term owner-occupied equity. Upgraders transitioning from smaller HDB stock find the 1,270-square-foot multi-bedroom units offer genuine improvements in living space and amenity access while maintaining affordability. Rental-focused investors encounter steady tenant demand from families and expatriates, though yields of 2.5%–3.5% are modest relative to ABSD costs; this cohort benefits most from multi-decade holding horizons rather than rapid profit-taking. High-net-worth individuals may find this development less aligned with premium market expectations; HDB stock and the established Jurong East positioning suggest better alignment with middle-market value orientation than exclusive premium positioning.

What are the TDSR and financing headroom implications for buyers at this price point, and how do loan tenures affect affordability?

At current pricing commencing from S$738,000, most buyers should comfortably satisfy Total Debt Servicing Ratio (TDSR) requirements at prevailing HDB financing rates, assuming standard income profiles and moderate existing liabilities. HDB lending typically accommodates loan-to-value ratios up to 90%, allowing buyers to finance approximately S$664,200 of the purchase price whilst maintaining manageable debt servicing. For owner-occupiers on standard thirty-five-year loan tenures, monthly mortgage servicing is typically in the range of S$2,200–S$2,800 depending on interest rate assumptions and exact purchase price—levels that most middle-income households can accommodate. However, ABSD liabilities of 20% for second-property purchases significantly reduce available financing headroom; investors must factor the S$147,600 ABSD cost into down-payment planning, materially affecting overall loan-to-value profiles. First-time buyers benefit from ABSD exemptions, improving financing headroom; upgraders should stress-test affordability across extended tenures to establish comfort with long-term debt commitments.

How does 219A Jurong East Street 21 compare to competing HDB developments in the immediate Jurong East vicinity?

The Jurong East precinct features several competing HDB developments of similar vintage and profile, including estates along Jurong East Street and Yen Chow Street, creating a competitive local market with relatively consistent price discovery. Recent transacted prices across these comparable schemes suggest aligned valuations, indicating efficient market conditions with limited room for significant arbitrage or pricing advantages on a development-wide basis. Competitive differentiation hinges primarily on unit-specific attributes—floor level, orientation, view, and renovation quality—rather than broader development characteristics or amenity distinctions. Private sector alternatives, including nearby condominiums and landed properties, operate within distinct market segments with limited direct substitution; HDB buyers remain focused on public housing options rather than premium private alternatives. For buyers specifically seeking HDB properties in Jurong East, value assessment should emphasise relative unit attributes within this development against comparable recent transactions rather than expecting development-wide pricing advantages.

Which unit stacks or floor levels within 219A Jurong East Street 21 typically offer the strongest value proposition for both owner-occupiers and investors?

Mid-range floors—typically levels three through eight—at 219A Jurong East Street 21 generally offer the most compelling value proposition, balancing livability benefits against purchasing price differentials. Lower floors within HDB estates often command modest discounts due to reduced privacy, increased street-level noise, and limited views; however, these units appeal to buyers prioritising affordability and those with mobility constraints. Mid-level units capture superior light, air circulation, and psychological benefits associated with elevation whilst avoiding the premium pricing commands of upper floors. Upper-floor units—typically levels twelve and above—attract price premiums of 5–15%, reflecting view advantages and perceived prestige, though rental demand for these units often does not proportionally increase. For investors optimising yield-to-cost ratios, mid-range floors represent sweet spots where rental attractiveness remains high whilst price premiums remain measured. Owner-occupiers with long-term holding horizons may justify upper-floor premiums based on personal lifestyle preferences; however, rental investors should weight premium costs against marginal rental uplift carefully.

What is the outlook for future residential supply in the Jurong East district, and how might this affect long-term capital appreciation at 219A Jurong East Street 21?

Jurong East's development trajectory has substantially stabilised following intensive residential construction through the 2010s; new residential supply in this zone is now limited to infill sites and estate rejuvenation programmes rather than large-scale greenfield additions. This supply constraint provides meaningful protection against demand dilution for existing stock like 219A Jurong East Street 21, supporting gradual appreciation trajectories without fear of sudden neighbourhood saturation. Urban renewal initiatives and commercial development upgrades continue to enhance the district's appeal as a self-contained regional centre, reinforcing residential demand from established populations. However, this mature supply profile also implies that upside capital appreciation will likely remain modest compared to emerging growth precincts where infrastructure is nascent and land-use intensification potential is significant. For investors with medium-term holding horizons of ten to fifteen years, the constrained supply outlook and established neighbourhood positioning suggest resilient capital values and predictable appreciation; long-term holders benefit from stable demand, whilst speculative traders seeking outsized returns may find better opportunities in emerging precincts with greater infrastructure development potential.

Hdb Flat At 219A Jurong East Street 21 — From S$738K