Type

Units

Min Area

Price Range

Other

150 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
Located 14 min (1.15 km) 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.

487 Jurong West Avenue 1: A Mature HDB Development in the Jurong West Precinct

487 Jurong West Avenue 1 represents a well-established public housing development in one of Singapore's most established residential corridors. Situated in the heart of Jurong West, this HDB flatted development offers convenient living for buyers seeking accessible, no-frills accommodation in a neighbourhood with proven infrastructure and community support systems. The development's location along Jurong West Avenue 1 places residents within a 1.15-kilometre radius of Chinese Garden MRT station on the East-West Line, positioning occupants for straightforward commutes across the island.

Location and Transport Connectivity

The proximity to Chinese Garden MRT station—approximately 14 minutes' walk away—anchors the development within Singapore's wider public transport network. The East-West Line serves as a critical arterial route, linking Jurong's employment hubs, commercial centres, and recreational zones to the central business district and eastern regions. For residents commuting to Raffles Place, Marina Bay, or the Changi employment zone, this station provides a direct, single-line connection without interchange requirements, significantly reducing travel friction during peak periods. The walkable distance to the station makes the development particularly attractive to professionals who depend on reliable daily connectivity without owning a private vehicle.

The Jurong West Residential Ecosystem

Jurong West has matured into one of Singapore's most self-sufficient residential precincts, with a 40-year track record of community stability and infrastructure investment. The wider neighbourhood benefits from decades of planned development, including schools, medical facilities, wet markets, supermarkets, and recreational spaces integrated throughout the precinct. Jurong Lake District, undergoing significant regional transformation, sits adjacent to this area, bringing enhanced retail, dining, and leisure amenities that raise the broader neighbourhood's appeal to both residents and investors. The established nature of Jurong West means that unlike greenfield estates, residents do not face the uncertainty of delayed infrastructure or missing facilities—everything necessary for daily living is already embedded into the urban landscape.

Compact Living and Affordability

Units within this development are notably compact, reflecting the economic housing model that underpins Singapore's public housing programme. Smaller floor plates appeal directly to first-time homebuyers entering the property market with limited capital, as well as to downsizers and elderly residents seeking to reduce their living footprint without sacrificing location convenience. The modest size also translates into proportionally lower carrying costs—maintenance fees, property tax, and utilities remain restrained, improving the overall financial sustainability of ownership. For investors, compact units generate lower absolute acquisition prices, meaning a given capital allocation can secure multiple units across different locations or buildings, distributing portfolio risk more effectively than larger single units would permit.

Investment Potential and Rental Yield Characteristics

The Jurong West corridor has established itself as a reliable rental market, with sustained demand from working professionals, international assignees, and young families seeking affordable, well-connected housing. Compact HDB flats in established locations typically command rental yields between 3.5% and 5% annually, depending on exact unit specifications and current lease decay status. The presence of nearby educational institutions, transport nodes, and retail precincts supports a steady tenant pipeline. Buy-to-let investors purchasing at this development can expect consistent occupancy rates, given the neighbourhood's maturity and the predictable demand profile of workers and families seeking practical housing solutions rather than premium lifestyle addresses.

Lease Tenure and Resale Dynamics

HDB flats in Singapore operate under a 99-year leasehold model, meaning all units at this development are subject to lease decay over time. Buyers must be cognisant that as the lease declines below 80 years, resale values typically experience measurable depreciation, and mortgageability becomes constrained. However, 487 Jurong West Avenue 1, as a mature but not yet elderly development, maintains sufficient lease length to support normal market pricing and financing accessibility. The Housing and Development Board's lease renewal framework provides a structural safeguard for leaseholders approaching the final decades of their lease, though lease decay remains a long-term consideration that distinguishes HDB ownership from freehold private property acquisition. Investors should factor projected lease erosion into their long-term return assumptions, ensuring that expected rental yields compensate for anticipated capital value decline as the lease shortens.

Financing and Affordability Considerations

The compact unit sizes at this development place them within financial reach of first-time buyers utilising Housing Development Board financing schemes and Central Provident Fund withdrawals. Typical loan amounts for units at this price point remain well within standard Debt-to-Service Ratio thresholds, meaning that borrowers with modest incomes and accumulated CPF balances can obtain financing approval without difficulty. The development's established status and location mean that banks regard it as a low-risk collateral asset, facilitating straightforward mortgage processing. Young couples, single first-time buyers, and investors with smaller capital bases all find this development practically accessible from a financing perspective, which sustains underlying demand and supports rental market stability.

Neighbourhood Character and Community Amenities

Jurong West residents benefit from four decades of neighbourhood maturation, including established community clubs, grassroots volunteer networks, and local social infrastructure that newer estates have yet to develop. Hawker centres, neighbourhood playgrounds, and neighbourhood centres provide residents with daily-use amenities without requiring travel to distant regional hubs. The relative age of the precinct also means that upgrading trends are visible—areas surrounding newer developments in Jurong West demonstrate active property improvements and rising amenity standards, which indirectly support property values across the broader constituency. Living at 487 Jurong West Avenue 1 positions residents within a functioning, self-contained urban village rather than an isolated housing block.

Market Positioning and Buyer Profiles

This development appeals most acutely to three distinct buyer profiles: first-time homebuyers with limited capital seeking to establish property ownership whilst maintaining affordability; investors assembling rental portfolios and prioritising cash-on-cash returns over capital appreciation; and empty-nest downsizers exiting larger family homes and seeking lower-maintenance, lower-cost alternatives in connected locations. The development is less suitable for buyers prioritising aesthetic modernisation, premium finishes, or architectural distinction, as HDB flats emphasise functional utility over luxury positioning. Pragmatic buyers valuing transport links, neighbourhood stability, and financial discipline will find the development's straightforward value proposition compelling, whereas lifestyle-focused purchasers may prefer private condominiums offering contemporary design and premium facilities.

Comparative Market Positioning

Within the Jurong West HDB stock, 487 Jurong West Avenue 1 competes directly with other mature blocks developed in the same era, facing both direct competition from nearby addresses and indirect competition from HDB developments across the wider Jurong constituency. Newer HDB blocks launched in adjacent precincts may offer modernised layouts and updated finishes, potentially commanding modest premiums, whilst much older blocks may price below 487 Jurong West Avenue 1 due to greater lease decay. Buyer selection between competing blocks typically hinges on exact floor levels, unit facing, proximity to amenities within the same block, and visibility of future enhancement works scheduled within the precinct. Smart investors assess not only current pricing per square foot but also the maintenance trajectory and upgrading plans announced by the Housing Development Board for specific precincts, as these influence long-term asset quality and resale demand.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 487 Jurong West Avenue 1 as an investment?

HDB flats in established Jurong West typically generate rental yields between 3.5% and 5% annually, depending on exact unit specifications, current lease length, and prevailing market conditions. Compact units at this development attract steady demand from working professionals and young families seeking affordable, well-connected housing, supporting consistent occupancy rates. The maturity of the Jurong West precinct and its proven rental track record mean that investor buyers can expect reliable tenant sourcing and stable rental rate progression in line with inflation, though absolute rental growth is typically modest given the development's positioning as entry-level, affordable housing rather than premium accommodation.

How does pricing per square foot at this development compare to recent HDB transactions in Jurong West?

Pricing per square foot for HDB units in the Jurong West constituency varies significantly based on lease length, block age, unit type, and exact location relative to transport nodes and amenities. 487 Jurong West Avenue 1, as a mature development within reasonable walking distance of Chinese Garden MRT, typically commands pricing aligned with or slightly above the Jurong West HDB median, reflecting its transport accessibility and neighbourhood stability. To establish precise comparisons, buyers should review recent sale data from the Singapore Property market and Covalent reports published by the Housing Development Board, which track historical transaction prices across individual blocks and allow direct benchmarking against contemporary listing values. Blocks with superior MRT proximity or demonstrably recent upgrading interventions often price at a premium to those with longer walking distances or deferred maintenance.

What Additional Buyer's Stamp Duty will I face if I purchase at 487 Jurong West Avenue 1 as a second residential property?

If you are a Singapore Citizen purchasing this HDB flat as a second residential property, you will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. This is calculated on top of the standard Buyer's Stamp Duty rate, significantly increasing your total acquisition cost. For example, a property purchased at S$400,000 would attract ABSD of S$80,000, raising your stamp duty liability materially. ABSD applies regardless of your citizenship status for second property purchases, and there are limited exemptions—typically only for properties acquired under specific Housing Development Board schemes or circumstances. You should factor this 20% ABSD imposition into your investment thesis, as it compresses returns and may justify allocating capital toward alternative investment structures or first-property acquisitions instead.

How does lease decay at 487 Jurong West Avenue 1 affect resale value and mortgageability?

All HDB flats operate under 99-year leasehold tenure, meaning 487 Jurong West Avenue 1 units will experience progressive lease decay as years pass. Once a lease falls below 80 years remaining, resale values typically experience measurable depreciation, and banks may impose stricter lending criteria or reject mortgage applications outright, severely constraining the pool of potential buyers. This lease decay is a structural feature of HDB ownership that distinguishes it from freehold private property, and it directly impacts long-term capital appreciation expectations. However, the Housing Development Board has implemented lease renewal frameworks that provide pathways for leaseholders to extend their leases, though these involve material costs and cannot be taken for granted. Investors and owner-occupiers should model their long-term financial expectations accounting for projected lease erosion, ensuring that anticipated rental yields or personal housing utility justify the acceptance of decreasing residual property values over multi-decade holding periods.

How does proximity to Chinese Garden MRT station influence demand and capital appreciation for units at this development?

Chinese Garden MRT station on the East-West Line provides 487 Jurong West Avenue 1 residents with critical, direct transport connectivity to Singapore's central business districts, employment zones, and wider island network without requiring interchange. This single-line connectivity substantially reduces commute friction compared to developments requiring bus bridging or multiple MRT changes, making the address demonstrably more attractive to working professionals and families dependent on daily public transport. Transport accessibility is one of the primary value drivers in Singapore's HDB market, meaning developments within short walking distance of MRT stations command consistent premiums over equivalently-sized units in less connected neighbourhoods. Capital appreciation for units at this location is substantially supported by the permanence and reliability of this transport infrastructure—unlike amenities that may change or be superseded, the East-West Line will remain a core connectivity asset indefinitely, providing durable demand support for the property. However, this appreciation is typically moderate rather than explosive, as the broader Jurong West market is mature and rental demand is sustained but not growing at dramatic rates.

Is 487 Jurong West Avenue 1 suitable for first-time homebuyers, upgraders, or investors?

This development appeals most directly to first-time homebuyers seeking to establish property ownership at the lowest possible entry price whilst maintaining excellent transport connectivity and neighbourhood stability. The compact unit sizes and entry-level pricing allow young couples and single buyers to accumulate equity without stretch financing, and the Housing Development Board's first-time buyer schemes apply fully to this development. For upgraders exiting their first HDB flat and seeking a larger or better-positioned property, this development is less suitable unless they specifically seek to downsize—upgraders typically pursue private condominiums or larger HDB configurations in increasingly desirable neighbourhoods. For investors, the development offers reliable rental yields, steady demand, and predictable tenant sourcing, making it attractive to portfolio builders prioritising cash-on-cash returns over capital appreciation. The development is less appealing to high-net-worth buyers prioritising lifestyle, aesthetic distinction, or premium amenities, as it exemplifies functional, utilitarian housing rather than aspiration-focused accommodation.

What Debt-to-Service Ratio headroom and financing terms apply at typical price points for this development?

HDB flats at 487 Jurong West Avenue 1 typically price at levels where standard mortgage financing remains straightforward for borrowers with modest incomes, substantial Central Provident Fund balances, or both. Most units fall well within conventional Debt-to-Service Ratio thresholds applied by banks, meaning borrowers do not face squeeze on mortgage approval even with moderate household incomes. The Housing Development Board itself offers financing schemes with generous terms compared to private bank mortgages, including longer tenures, lower interest rates, and higher loan-to-value ratios, making owner-occupation financially very accessible for first-time buyers. However, buyers should model their precise financing requirements with a licensed bank or the Housing Development Board before committing, as individual circumstances vary and personal debt obligations, employment stability, and CPF balances all influence financing outcomes. The development's affordable pricing means that financing headroom is typically generous, allowing buyers to service their mortgages comfortably even if incomes stagnate or personal circumstances change modestly.

How does 487 Jurong West Avenue 1 compare to competing HDB developments in the Jurong West constituency?

The Jurong West precinct contains numerous HDB blocks spanning different construction eras, from vintage 1980s developments to more recent launches, creating a spectrum of pricing and conditions within the local market. 487 Jurong West Avenue 1 competes most directly with blocks developed in the same era and comparable proximity to transport nodes, though it may hold advantages or disadvantages depending on exact facing, floor levels, and whether specific blocks have undergone Housing Development Board upgrading or improvement works. Newer HDB blocks in adjacent precincts may offer modernised layouts, updated finishes, and contemporary amenities, justifying marginal premiums, whilst much older blocks may price lower due to greater lease decay and deferred maintenance. The most effective comparison methodology involves identifying three to five directly comparable blocks within the same transport catchment and similar age profile, then benchmarking recent transaction prices and rental rates across these addresses to understand where 487 Jurong West Avenue 1 sits within the local competitive spectrum. Strategic buyers use this comparative analysis to identify blocks offering superior value propositions relative to their specific requirements.

Which unit stack and floor levels at this development offer the best value proposition?

Within HDB developments, unit pricing typically varies by floor level, unit facing, and position within the block, with higher floors and units with superior views or natural light commanding premiums over ground and lower-level units. At 487 Jurong West Avenue 1, mid-level units (roughly floors 10 to 15) often represent optimal value, offering elevation benefits and light advantages whilst avoiding the steep premiums charged for very high floors. Units positioned on the more desirable facing (typically north or east-facing, minimising afternoon heat) command rental premiums and attract broader buyer interest, though these are reflected in higher purchase prices. Investors specifically seeking value should consider lower-level units or less favoured facings if rental demand in the development supports these units at only marginally discounted rates—the price concession often exceeds the rental yield reduction, creating genuine value extraction. Buyers should personally inspect multiple unit stacks and floor levels before deciding, as subjective preferences regarding views, light, and noise exposure vary individually, and what represents value to one buyer may not to another.

What future supply pipeline and upgrading works are planned for the Jurong West district that might affect this development?

The Jurong West precinct continues to benefit from the Housing Development Board's ongoing estate upgrading programmes, which systematically refresh facades, improve common areas, and enhance amenities across ageing blocks. Future upgrading works at 487 Jurong West Avenue 1 or nearby blocks would likely enhance the appeal of the immediate neighbourhood and support property values, though specific timing and scope depend on Housing Development Board planning cycles and budgetary allocation. Additionally, the adjacent Jurong Lake District is undergoing significant regional transformation, with commercial, retail, and leisure developments expected to enhance amenity standards and attract businesses and visitors to the broader precinct, indirectly supporting residential property demand in adjacent HDB areas. However, supply growth in competing precincts—particularly launches of new HDB flats in Bukit Batok, Choa Chu Kang, or other western corridor locations—may absorb first-time buyer demand and introduce competitive pricing pressure. Buyers should monitor Housing Development Board announcements regarding new launches and upgrading works in the western region to assess whether 487 Jurong West Avenue 1's medium-term competitive positioning is likely to strengthen or weaken relative to emerging alternatives.

[For Rent] Hdb Flat At 487 Jurong West Avenue 1 — From S$1,000