Type

Units

Min Area

Price Range

4 BR

1539 sqft

S$1.1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$216K on this acquisition.
Located 13 min (1.1 km) from JE5 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.

287A Jurong East Street 21: A Mature HDB Development in Singapore's Premier West Coast Estate

287A Jurong East Street 21 stands as an established residential address within the Jurong East planning area, one of Singapore's most developed and economically significant districts. This HDB property represents the broader appeal of Jurong East's mature housing stock, where residents benefit from decades of infrastructure investment and community development. The address places occupants within a well-established neighbourhood characterised by extensive commercial activity, educational institutions, and recreational facilities that have evolved over multiple decades.

The development sits approximately 1.1 kilometres from Jurong East MRT Station (JE5), translating to roughly 13 minutes on foot or moments by public transport. This proximity to a major interchange station fundamentally shapes the property's appeal and market dynamics. Jurong East Station serves as a convergence point for the East West Line and the North South Line, making it one of Singapore's most critical transport nodes. Residents enjoy direct connectivity to central business districts, employment centres across the island, and neighbouring regions without requiring transfers or lengthy commutes.

Spatial Configuration and Living Experience

Units at this address offer four-bedroom configurations across approximately 1,539 square feet of internal space. This spatial provision caters effectively to families seeking room for multiple generations, professional home offices, or diverse lifestyle needs. The floor area per occupant in such units allows for comfortable daily living without excessive density, a consideration that resonates particularly with upgraders moving from smaller properties or first-time buyers assembling substantial household groups. The two-bathroom arrangement provides practical convenience for households with multiple residents managing morning routines and daily schedules.

The four-bedroom layout represents a middle ground in Singapore's public housing spectrum, neither the compact efficiency of smaller units nor the substantial investment required for larger formats. This positioning has historically sustained steady demand across both owner-occupier and investment-focused buyer segments. Families planning to remain in the estate as children mature often seek this configuration, whilst investors recognise the rental appeal of spacious units across the expatriate, local professional, and multigenerational family segments.

Market Positioning and Pricing Context

Current asking prices for available units commence from approximately S$1,080,000, reflecting the maturity of the Jurong East estate and the prevailing market conditions for well-located HDB properties in developed planning areas. This price point positions the development within the mid-tier segment of resale HDB transactions across Singapore, comparable to other four-bedroom properties in similarly mature and well-serviced estates. Per-square-foot pricing aligns with recent transactional benchmarks for the Jurong East district, where four-bedroom units typically command premiums reflective of their family-friendly proportions and established neighbourhood credentials.

Purchasers should contextualise this pricing against recent market activity in the surrounding area, where properties of similar vintage, configuration, and connectivity often transact within comparable ranges. The absence of new HDB launches in immediate proximity strengthens the relative demand position for resale stock at 287A Jurong East Street 21, as supply expansion through new public housing in this mature district remains limited. Prospective buyers evaluating investment potential should note that four-bedroom units in developed estates historically demonstrate steadier price appreciation and rental demand than smaller configurations, though absolute returns depend on broader market cycles and district-level dynamics.

Transport Connectivity and District Appeal

The 13-minute proximity to Jurong East MRT Station anchors the development's investment case and daily utility proposition. This station serves not merely as a transport interchange but as a gateway to Singapore's broader economic geography. Commuters from 287A Jurong East Street 21 access employment opportunities across the Marina Bay financial district, the Changi Airport region, and major commercial nodes in the northeast and eastern corridors. The station's role as a major bus interchange amplifies accessibility to destinations beyond the rail network, including industrial estates, healthcare facilities, and educational campuses across the western region.

Jurong East itself has evolved into a secondary central business district over recent decades, hosting significant office towers, financial services operations, and professional service providers. Residents at 287A Jurong East Street 21 benefit from this economic concentration, with many potential workplace destinations located within the same planning area or accessible via direct MRT journeys. This localised employment availability reduces commute times for significant household segments, particularly important for dual-income families seeking to optimise time allocation between work, childcare, and personal pursuits.

Neighbourhood Amenities and Family-Oriented Infrastructure

The mature Jurong East estate encompasses comprehensive shopping facilities, educational institutions spanning primary through tertiary levels, healthcare services, and recreational facilities accumulated over five decades of development. The Jurong East Shopping Centre, Jem shopping mall, and numerous neighbourhood shopping nodes serve residents' retail and service needs without requiring travel beyond the planning area. Primary schools within walking distance cater to younger residents, whilst secondary institutions and other educational providers cluster across the district, facilitating school selection aligned with family preferences and achievement profiles.

Recreational provision extends beyond the immediate neighbourhood to broader attractions accessible via short MRT journeys: the Chinese and Japanese Gardens, Jurong Lake Park, and Bukit Batok Nature Reserve lie within the wider precinct. Families with active lifestyles benefit from Singapore's extensive system of cycling paths, sports facilities, and community centres that characterise the mature estate model. This infrastructure density supports multi-generational living arrangements where different age cohorts pursue activities suited to their stage of life within broadly accessible neighbourhood confines.

Investment Considerations and Buyer Profiles

Prospective purchasers at 287A Jurong East Street 21 encompass several distinct profiles, each evaluating the property through different lenses. Owner-occupiers upgrading from smaller units seek spacious family-friendly accommodation in a well-serviced location where children can mature within an established community. First-time buyers, particularly those acquiring with parental co-investment, view the four-bedroom format as a future-proofing mechanism, securing housing capacity as household composition evolves over the ownership journey.

Investor-focused purchasers analyse rental yield potential, observing that four-bedroom units in established, well-connected estates typically sustain consistent tenant demand. Expatriate families on Singapore postings frequently prefer spacious configurations offering home office capability, multiple bedrooms for children or visiting relatives, and proximity to established international schools. The property's positioning thus supports multiple buyer motivations, a characteristic historically associated with sustained market liquidity and reduced vacancy risk for rental-focused acquisitions.

Buyers in their 40s and 50s assessing this property often view it as a scaling-down opportunity from larger private residential properties, particularly if purchasing within the same district to remain proximate to established community networks and family members. The four-bedroom format, whilst smaller than many private condominiums, substantially exceeds the accommodation capacity of smaller HDB units, presenting a practical intermediate option for upgrading within the public housing ecosystem.

Lease Tenure and Long-Term Ownership Implications

HDB properties operate under a defined lease tenure model, with most units in the Jurong East estate situated on 99-year leases. Potential owners should engage with the specific lease status of units at 287A Jurong East Street 21, as tenure affects not merely financing availability but also long-term value trajectories. Properties with longer elapsed periods since grant date may experience enhanced lease decay impacts on market pricing and borrowing capacity as the lease progresses beyond certain thresholds. Financing institutions progressively restrict loan-to-value ratios as lease duration shortens, eventually affecting both purchase affordability and future resale marketability.

The mature status of this estate means most lease tenures have experienced substantial elapsed periods. Buyers should request full lease documentation and understand the remaining tenure, particularly those contemplating holding periods exceeding two decades. Financial institutions apply increasingly stringent lending criteria to properties with lease duration approaching 60 years, and this mechanical constraint directly affects the pool of prospective purchasers willing to acquire at any given price point. Estate-level lease renewal discussions, should they emerge, could materially affect the entire development's long-term value profile and market sentiment.

Comparative Analysis Within the Jurong East District

The Jurong East planning area encompasses diverse HDB developments spanning multiple building eras and configurations. Competing resale options include properties in neighbouring blocks with similar spatial configurations, pricing that may differ based on exact location, block age, and specific amenity accessibility. Recent transactional data across four-bedroom units in the broader Jurong East area provides context for evaluating whether 287A Jurong East Street 21 offers pricing aligned with comparable offerings or commands premium or discount positioning relative to immediate competitors.

Prospective buyers should systematically review transactional history across the surrounding estate blocks, noting whether 287A has appreciated in line with district-wide trends or experienced idiosyncratic valuation changes reflecting specific advantages or constraints. Proximity to particular MRT entrances, orientation towards views, relationship to wet markets and retail nodes, and historical tenant quality all influence resale market pricing across apparently similar properties. Thorough comparative analysis ensures informed valuation assessment and prevents overpaying relative to marginally different alternatives within the same neighbourhood.

Market Dynamics and Investment Timeline Considerations

The HDB resale market operates on multi-cycle dynamics influenced by public housing financing policy, interest rate movements, and broader Singapore economic conditions. Purchase timing therefore carries material implications for capital preservation and appreciation potential. Properties at 287A Jurong East Street 21 acquired during pricing troughs typically outperform acquisitions during peak valuation periods, though predicting market timing remains inherently challenging. Long-holding periods of 10 years or beyond historically demonstrate that transactional timing matters less than the longer-term trajectory, suggesting that owner-occupiers should prioritise alignment between property features and household needs rather than market-timing considerations.

Investors contemplating shorter holding periods face greater sensitivity to market cycles and should carefully assess current pricing relative to historical ranges and forward-looking market conditions. Economic recessions, employment disruption, or policy shifts affecting HDB financing could compress resale prices and extend marketing timelines, considerations relevant to investors requiring liquid capital within defined timeframes.

Frequently Asked Questions

What estimated rental yield might an investor expect from purchasing a four-bedroom unit at 287A Jurong East Street 21?

Four-bedroom units in mature, well-connected HDB estates like 287A Jurong East Street 21 typically generate gross rental yields in the range of 2.5% to 3.5% annually, depending on precise unit configuration, floor level, and current market conditions. At the current price point of approximately S$1,080,000 for such units, monthly rental demand from expatriate families and multigenerational local households typically sustains rents between S$2,700 and S$3,500, translating to gross annual returns of S$32,400 to S$42,000. Prospective investors should factor taxation obligations on rental income, property tax (though minimal for HDB), and maintenance considerations when calculating net yield; the Jurong East location's strong transport connectivity and proximity to employment nodes supports consistent tenant quality and reduced vacancy risk, though macroeconomic conditions and interest rate movements influence both tenant demand and capital appreciation trajectories.

How does the S$1,080,000 price point compare to recent per-square-foot transactions for four-bedroom HDB units in the Jurong East district?

Recent transactions in the Jurong East planning area for four-bedroom HDB units have demonstrated per-square-foot pricing clustering approximately S$700 to S$750 per sqft, though specific location variations, lease tenure status, block age, and exact configuration naturally produce variation around this benchmark. The 1,539 sqft configuration at 287A Jurong East Street 21 implies pricing of approximately S$702 per sqft at the S$1,080,000 asking price, positioning the development squarely within the contemporary market range for similar units in the district. Buyers should verify whether comparable recent transactions nearby have commanded premiums or discounts reflecting superior or inferior block positioning, floor levels, and MRT accessibility; this comparative analysis confirms whether current pricing reflects fair market positioning or suggests opportunity for negotiation based on recent market activity. Fluctuations in overall HDB market sentiment can shift this benchmark meaningfully over short periods, making contemporaneous transaction review essential for informed offer preparation.

What Additional Buyer's Stamp Duty implications apply if a Singapore Citizen purchases this unit as a second residential property?

A Singapore Citizen purchasing a unit at 287A Jurong East Street 21 as a second residential property incurs Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, a substantial cost addition to the overall acquisition expense. For the reference price of S$1,080,000, this equates to ABSD of S$216,000, meaningfully increasing the effective property cost beyond the purchase price itself. This ABSD obligation applies in addition to standard Buyer's Stamp Duty and all other acquisition costs including legal fees, surveyor charges, and agents' commissions; buyers should incorporate this 20% ABSD liability into financial planning and ensure sufficient liquidity exists to cover all acquisition-related expenses without depleting reserves required for post-purchase maintenance and contingencies. Prospective second-property purchasers should consider whether acquiring a HDB property represents optimal capital deployment relative to private residential alternatives or other investment vehicles, particularly given the ABSD burden, though the lower absolute property cost of HDB acquisitions may still support overall portfolio returns despite the percentage-based duty.

What lease decay risks affect the long-term resale value of units at 287A Jurong East Street 21, given the development's mature status?

HDB properties in the Jurong East estate, built during the 1970s-1980s expansion phase, typically carry 99-year lease tenures with substantial elapsed periods since the original grant date, meaning remaining lease duration has already declined to approximately 50-55 years depending on precise construction timing. This lease decay dynamic materially affects long-term capital appreciation and borrowing capacity, as financial institutions progressively restrict loan-to-value ratios once lease duration drops below 60 years, and buyers become increasingly hesitant to acquire properties where remaining tenure approaches four decades. Properties with lease duration in the 40-50 year range experience mechanical valuation compression as the pool of financing-eligible purchasers narrows; this constraint ultimately limits the universe of prospective buyers and potentially constrains resale prices. Owner-occupiers planning to retain properties indefinitely face lesser concern regarding lease decay affecting personal utility, but investors targeting property sales within 10-20 year timeframes should carefully model how declining lease duration impacts future buyer financing availability and willingness-to-pay; this temporal dimension significantly influences investment returns and should feature prominently in purchase decision-making for time-bounded holding periods.

How does the 13-minute proximity to Jurong East MRT Station affect capital appreciation potential and long-term demand for units at this address?

Transport connectivity represents one of the most significant demand drivers for HDB properties in Singapore, and proximity to a major interchange station like Jurong East MRT (serving the East West Line and North South Line) provides direct access to employment centres, educational institutions, and recreational facilities across the broader island geography. Properties within convenient walking distance of such major stations historically demonstrate superior capital appreciation over long holding periods compared to estates requiring 15-25 minute walks or bus transfers to reach equivalent connectivity; the 1.1 kilometre distance from 287A Jurong East Street 21 to JE5 station comfortably falls within this preferred range, supporting consistent buyer demand across economic cycles. Beyond capital appreciation, strong transport connectivity expands the tenant pool for investor-owned units, as expatriate families, young professionals, and upgraders increasingly prioritise commute minimisation and multi-directional journey flexibility; this expanded demand base reduces vacancy risk and stabilises rental income. Future public transport enhancements, including potential new lines or station upgrades in the broader Jurong East area, could further strengthen the location's relative appeal, though material infrastructure changes typically require multi-year implementation timelines and remain subject to Government planning cycles.

Which buyer profiles find 287A Jurong East Street 21 most suitable, and what specific motivations drive each segment?

Owner-occupier families upgrading from smaller units constitute a primary market segment, seeking the four-bedroom spatial configuration to accommodate children, multi-generational arrangements, or home office requirements whilst remaining within the HDB ecosystem at substantially lower cost than private residential markets. First-time buyers, frequently funded with parental co-investment, view this unit size as a future-proofing acquisition that eliminates the need for immediate re-purchasing as household composition evolves over the next decade. Investor-focused purchasers analyse the property through rental yield and capital appreciation lenses, recognising that four-bedroom units in well-connected estates support consistent tenant demand and historically sustain steadier price movements than smaller configurations. Expatriate families on medium-term Singapore postings often prefer this unit size for its spacious bedrooms, dedicated work areas, and accommodation flexibility for visiting relatives, paying premiums for family-friendly configurations in well-serviced locations. High-net-worth individuals sometimes acquire units at this price point as portfolio diversification or legacy assets for younger family members, though this segment represents a smaller proportion of overall buyer activity. Each profile evaluates the property through distinct lenses—personal utility, financial return, or broader portfolio positioning—and the development's versatility across these diverse motivations historically supports sustained market liquidity and pricing stability.

What Total Debt Servicing Ratio constraints and financing headroom considerations apply for typical buyers at the S$1,080,000 price point?

Financing institutions typically offer loan-to-value ratios of approximately 80-85% for HDB properties to creditworthy borrowers, implying that purchasers require S$216,000 to S$324,000 in equity contribution for a S$1,080,000 property, plus additional reserves for ABSD (S$216,000 as a second property), stamp duty, legal fees, and post-purchase maintenance. The TDSR framework currently limits total monthly debt servicing (inclusive of mortgage, car loans, credit card commitments, and other obligations) to 60% of gross monthly income, meaning a buyer would require approximately S$18,000 to S$22,000 in monthly income to service a S$864,000 mortgage (80% LTV) over 30-35 year tenures without exceeding TDSR constraints. Household income composition matters materially, as joint applications with spousal income enable higher aggregate borrowing capacity, and this dual-income structure aligns with the demographic profile of many HDB upgraders in the Jurong East area. Prospective purchasers should engage directly with financial institutions to understand their specific lending approval position and available headroom for future borrowing; the interplay between equity availability, TDSR constraints, lease tenure, and income qualification produces material variation in achievable purchase prices even within apparently similar buyer cohorts.

How do competing four-bedroom HDB developments in neighbouring blocks compare to 287A Jurong East Street 21 in terms of pricing, location, and investment characteristics?

The Jurong East estate encompasses multiple HDB blocks spanning different construction eras, building typologies, and specific location characteristics, creating meaningful variation in resale pricing even for apparently similar four-bedroom units. Blocks located immediately adjacent to Jurong East MRT Station or major shopping nodes command pricing premiums of S$50,000 to S$100,000+ relative to properties requiring longer walks or bus transfers, reflecting the market's valuation of transport and retail proximity. Estate blocks constructed during different phases may embody varying structural durability, unit configuration flexibility, and aesthetic appeal, influencing subjective buyer preferences and negotiating leverage in transaction discussions. Recent transaction history across competing blocks in the vicinity provides essential pricing context; buyers should systematically review sold units' prices, listing duration, and specific characteristics to establish whether 287A Jurong East Street 21 represents superior value, fair pricing, or premium positioning relative to immediate alternatives. Factors such as floor level (higher floors typically command premiums), internal configuration variations (some units feature different master bedroom positioning or kitchen layouts), and proximity to wet markets, schools, or bus interchanges create micro-location variation that sophisticated buyers leverage in valuation analysis and offer construction.

Which unit stacks or floor levels at 287A Jurong East Street 21 typically demonstrate superior value or investment characteristics?

Mid-level floors (floors 3 through 8) in HDB developments typically represent optimal value positioning, balancing premium-to-ground-floor pricing whilst avoiding the elevated costs associated with higher levels; these floors maintain acceptable natural light, reduced noise from street activity, and minimal lift dependency compared to upper floors. Ground and first-level units historically trade at discounts reflecting dust exposure, reduced privacy from pedestrian visibility, and perceived lower desirability, though these units appeal to elderly residents and buyers with mobility considerations seeking ground-floor accessibility. Buyer psychology often ascribes premium valuation to corner units (ostensibly offering superior light and ventilation, though actual benefits vary by orientation) and units with views towards green spaces or water features, though these subjective preferences vary across demographic segments. Investors primarily focus on rental feasibility and tenant attractiveness rather than personal preference-driven premiums; mid-level units positioned for natural light, adequate noise isolation, and pedestrian-appropriate privacy levels typically sustain stronger tenant demand and faster lease-up timelines. Specific unit stacks within the same floor level may vary based on exact configuration, window orientation, and relationship to common amenity areas; prospective purchasers should physically inspect multiple units across different floor levels to assess personal comfort with natural light, ventilation characteristics, and noise profiles before committing to specific acquisition targets.

What future supply pipeline and district-level development trajectory might influence 287A Jurong East Street 21's long-term market position and appreciation potential?

The Jurong East planning area has substantially completed its physical development as a mature, densely built commercial and residential district, meaning new HDB launches in immediate proximity to 287A Jurong East Street 21 remain limited compared to earlier decades of area expansion. Upcoming supply growth in Singapore's broader western region (such as planned developments in Tengah, or expansion in Bukit Batok areas) could theoretically introduce competitive housing options, though these emerging estates typically target different buyer segments (e.g., first-time buyers seeking lower entry costs) and therefore may not directly compete for the four-bedroom family and investor cohorts. Jurong East's designation as a secondary central business district anchors sustained commercial investment and employment concentration, supporting long-term residential demand from workers seeking proximity to office locations; continued office tower development and financial services consolidation within the planning area provides ongoing economic rationale for residential property demand. Government policies affecting HDB supply, pricing intervention, or urban planning frameworks could materially influence the broader market, though historical precedent suggests that mature estates with strong transport connectivity and established amenity provision maintain resilient value profiles through varied policy cycles. The absence of imminent new supply, combined with limited vacant land for redevelopment within the Jurong East planning boundary, positions existing resale properties like those at 287A Jurong East Street 21 advantageously relative to competitive pressures from new launches, supporting relatively stable medium-term pricing dynamics.

[For Sale] Hdb Flat At 287A Jurong East Street 21 — From S$1.1M