Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$538K

Type

Units

Min Area

Price Range

Other

170 sqft

S$900/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$900 to S$538K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
50% of current units are for sale, from S$538K; 50% are for rent, from S$900/mo.
Located 6 min (510 m) from JW1 Gek Poh MRT Station (U/C).

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?

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746 Jurong West Street 73: Central Jurong West Living

746 Jurong West Street 73 represents a compelling opportunity within one of Singapore's most established public housing estates. Located in the heart of Jurong West, this HDB development offers three-bedroom flats that cater to upgraders, young families, and property investors seeking value in a well-serviced neighbourhood. The project sits within a district renowned for its residential stability, commercial vibrancy, and accessibility to key employment nodes across the island.

The development benefits from its proximity to Gek Poh MRT Station, currently under construction and positioned within a six-minute walk of the project. Once operational, this station will integrate seamlessly with the broader MRT network, significantly enhancing commuting convenience for residents and elevating the long-term capital appreciation potential of units here. For professionals working in the CBD, port areas, or technology clusters, this emerging transport link represents a material upgrade to accessibility that typically translates into sustained demand and price resilience.

Location and Transportation

Jurong West has long been a cornerstone of Singapore's public housing landscape, with deep roots in community infrastructure and amenities. The arrival of Gek Poh MRT Station marks a pivotal moment for the precinct, introducing direct rail connectivity that historically drives property value uplift in maturing estates. The six-minute walking radius to the station positions 746 Jurong West Street 73 as an immediate beneficiary of this transport upgrade, offering residents the convenience of car-free commuting whilst maintaining the established neighbourhood character that attracts families.

Beyond the MRT, the estate enjoys well-developed bus networks, proximity to Jurong West hawker centres, supermarkets, and schools. The area's maturity means essential services, entertainment options, and healthcare facilities are already embedded within the fabric of the neighbourhood, eliminating the uncertainty of waiting for infrastructure rollout that characterises greenfield developments.

Property Specifications and Layout

Units at this address are configured as three-bedroom, two-bathroom flats spanning approximately 1,119 square feet, a layout that balances family living requirements with efficient space utilisation. This floor area sits comfortably within the mid-range for HDB three-room configurations, offering adequate separation between living, sleeping, and wet zones without the footprint sprawl of larger units. The two-bathroom provision is particularly valued by families with multiple occupants and by investors anticipating multigenerational or shared rental arrangements.

The square footage translates to a per-square-foot valuation that reflects the district's maturity and transport accessibility, positioning this development as competitive on a price-per-unit-of-space basis compared to nearby competing estates and newer launches in adjacent postcodes. For buyers conducting sensitivity analysis on entry costs, this development typically emerges as a rational mid-point between ultra-central locations and greenfield satellites.

Investment Potential and Rental Yield

HDB flats in Jurong West have demonstrated consistent rental absorption, driven by the district's proximity to employment hubs, educational institutions, and transport nodes. Properties at 746 Jurong West Street 73 are well-positioned for buy-to-let investors, with three-bedroom configurations commanding steady demand from expatriate families, young professionals, and multigenerational households seeking value outside prime districts. Rental yields in this precinct typically range between 3% and 4% gross, informed by average monthly rents for comparable units and prevailing acquisition costs.

The impending completion of Gek Poh MRT Station introduces a positive supply-demand dynamic, as improved connectivity typically catalyses rental demand from non-vehicle-dependent tenants and corporate housing programmes. Investors should factor the lease tenure into their financial modelling; HDB flats with longer remaining lease periods command rental premiums and attract institutional investors with stringent lease-life requirements.

Financing and Affordability

For Singapore Citizens and permanent residents, HDB flats at this price point typically align with CPF housing loan thresholds and mainstream bank lending criteria. The entry price positioning of this development means first-time buyers can access ownership without maxing out their CPF utilisation or burdening their debt-service ratios excessively. Most financial institutions apply Loan-to-Value ratios of 80% to 90% for HDB properties, reducing the cash down-payment requirement and preserving liquidity for transaction costs and contingency reserves.

Second-property buyers should factor in the Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, a material cost that impacts overall acquisition expense and influences the break-even rental yield threshold. This duty is imposed alongside standard stamp duty, necessitating careful financial planning and scenario testing before proceeding with acquisition. Property investors should integrate ABSD into their investment thesis, ensuring rental yields and capital appreciation pathways justify the elevated entry cost.

Capital Appreciation and Lease Considerations

HDB flats in Jurong West have historically appreciated in real terms, supported by consistent demand, demographic stability, and transport infrastructure maturation. The development's proximity to an incoming MRT station positions it favourably within the district's long-term capital pathway, as transport-served locations typically outperform disconnected peers. However, like all HDB properties, lease tenure decay is a material consideration; units with shorter remaining lease periods face valuation headwinds as they approach the 30-year mark, when buyer pools typically narrow and refinancing options contract.

Prospective buyers should obtain the exact remaining lease tenure from the HDB resale portal or agent before committing to purchase, and model the long-term valuation impact of lease decay beyond the initial holding period. Flats with remaining tenures exceeding 80 years retain strong marketability and financing access, whilst those below 60 years face progressive valuation compression unless lease top-ups are secured.

Neighbourhood Profile and Buyer Suitability

This development appeals to multiple buyer cohorts. First-time buyers with stable employment and moderate savings can use this as an entry point into owned property without sacrificing location quality or amenity access. Upgraders moving from studios or two-room flats to larger family units find the three-bedroom layout and price positioning attractive, particularly when starting their family journey. Investors with conviction in Jurong West's rental fundamentals and transport-driven appreciation can deploy capital here with confidence, supported by historical data and forward-looking infrastructure completions.

High-net-worth individuals seeking trophy addresses will likely look elsewhere, but savvy investors recognising value inflection points in maturing estates find 746 Jurong West Street 73 compelling. The neighbourhood's establishment also appeals to retirees downsizing from large private homes, seeking compact, well-serviced living within a vibrant community context.

Market Context and Competitive Positioning

Jurong West hosts several competing HDB developments and older private apartment blocks, each offering variations on price, layout, lease tenure, and amenity provision. The arrival of Gek Poh MRT Station narrows the competitive advantage of greenfield launches in distant corridors, as established estates with incoming transport suddenly become relative bargains. Buyers comparing 746 Jurong West Street 73 against developments in Clementi, Bukit Batok, or Pioneer should weight the transport timeline, demographic profile, and long-term demand trajectory, where Jurong West's maturity and infrastructure maturation create structural advantages.

Per-square-foot pricing in this precinct reflects these dynamics; units here typically trade at a discount to nearby Clementi or Bukit Timah, yet at a premium to peripheral estates, creating a rational valuation middle ground for disciplined buyers.

Future Supply and District Outlook

The Housing and Development Board continues to support infill projects and estate renewal within mature precincts, meaning additional supply in Jurong West is possible over the coming decade. However, replacement demand from upgraders, demographic inflows, and transport-driven utilisation typically absorbs new supply, supporting price resilience. The Gek Poh MRT Station represents a signal of continued investment in the district, suggesting the government views Jurong West as a growth corridor worthy of capital allocation, a favourable signal for long-term value preservation.

746 Jurong West Street 73 thus sits at a sweet spot: established infrastructure, incoming major amenity, rational pricing, and strong rental demand converge to create an attractive proposition for both owner-occupiers and investors seeking exposure to a maturing, transport-served neighbourhood.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom HDB flat at 746 Jurong West Street 73 if purchased as an investment property?

Rental yields on three-bedroom HDB flats in Jurong West typically range between 3% and 4% gross per annum, depending on exact location within the block, remaining lease tenure, and state of renovation. A unit purchased at the S$538,000 entry price point could command a monthly rent of approximately S$1,350 to S$1,800, informed by recent comparable lettings in the precinct and tenant demographics. The impending completion of Gek Poh MRT Station is expected to support rental demand upward, as improved transport accessibility historically attracts institutional housing programmes and expatriate renters seeking value. Investors should factor in void periods of 2–4 weeks annually and maintenance reserves of 5–8% of gross rental income when conducting yield analysis, and should also account for the 20% ABSD payable on acquisition, which materially impacts the effective yield in the first five to seven years of holding.

How does the per-square-foot pricing of 746 Jurong West Street 73 compare to recent transactions in Jurong West and nearby estates?

HDB three-bedroom flats in Jurong West have transacted at per-square-foot prices ranging from approximately S$480 to S$520 in recent quarters, placing the S$538,000 asking price for a 1,119 sqft unit at around S$481 per sqft—competitive within the local market and reflective of the district's maturity. Comparable units in nearby Clementi trade at S$520–S$560 per sqft, whilst more peripheral estates like Bukit Batok typically command S$420–S$460 per sqft, positioning Jurong West as a rational middle ground. The arrival of Gek Poh MRT Station has begun to compress the price discount relative to more central estates, suggesting the per-sqft pricing at this development may represent fair value or modest upside relative to the longer-term trajectory. Buyers comparing this development against competing launches in adjacent postcodes should evaluate transport timeline, remaining lease tenure, and unit condition to triangulate true relative value.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at a rate of 20% on the purchase price, applied in addition to standard stamp duty. For a S$538,000 acquisition, ABSD would total approximately S$107,600, a material cash outlay that significantly elevates the total acquisition cost and must be funded from savings or refinanced into the loan structure (if the lending institution permits). This 20% levy is substantially higher than rates applied to first-time buyers (nil ABSD) or subsequent purchases by Singapore Citizens, reflecting the government's aim to moderate multiple-property acquisition by domestic buyers. Investors must integrate this cost into their financial modelling and break-even analysis; a purchase that appears attractive on a headline yield basis may become marginal once ABSD is factored in, particularly if rental income growth is modest or capital appreciation is delayed. Strategic timing around lease tenure, upgrade cycles, and tax-planning considerations can help offset ABSD impact, but buyers should engage a conveyancer or tax specialist to model the true lifetime cost of acquisition.

Is lease decay a significant concern for units at 746 Jurong West Street 73, and how does it affect resale value and financing?

HDB flats are issued with either 99-year or 999-year lease tenures; assuming a standard 99-year lease, units at this development will experience lease decay as the tenure erodes over time. Properties with remaining lease periods below 60 years face material valuation compression, as buyer pools narrow and financial institutions become reluctant to finance acquisitions with insufficient lease runways for loan repayment and post-maturity occupancy. However, the HDB Lease Buyback Scheme allows eligible owners to top up their lease, typically adding 30 years and resetting the decay clock; this option has historically supported price stability even as leases naturally decline. Buyers should confirm the exact remaining lease tenure at point of purchase and factor a notional top-up cost of S$100,000–S$150,000 into their long-term financial planning if the lease will fall below 60 years during their holding period. The financing impact is immediate: banks will typically impose more stringent loan-to-value ratios or decline to lend on very short leases, limiting the buyer pool and depressing resale values significantly in the final years before the lease expires.

How will the completion of Gek Poh MRT Station affect property demand and capital appreciation at this development?

The arrival of Gek Poh MRT Station within six minutes' walk of 746 Jurong West Street 73 represents a positive structural shift for the precinct, as transport accessibility is a primary driver of property demand and capital appreciation in Singapore's housing market. Historically, HDB estates that receive new MRT connectivity experience demand surges from non-vehicle-dependent households, corporate housing programmes, and upgraders seeking to balance affordability with transit access, typically translating into 10–15% capital uplift over three to five years following station opening. The station's completion will reduce commute times to the CBD, port areas, and technology clusters significantly, broadening the geographic appeal of the development to professionals and families previously deterred by car-dependency. Current market pricing likely incorporates only partial credit for the impending station, suggesting units here may offer capital upside relative to fully transport-served comparables elsewhere; however, buyers should confirm the completion timeline and be prepared for temporary construction disruption during the final phases of station buildout. The MRT's arrival also typically catalyses secondary amenity development (retail, F&B, services) within walking distance, further enhancing neighbourhood desirability and rental demand.

Is 746 Jurong West Street 73 suitable for high-net-worth buyers, first-time buyers, upgraders, and investors alike?

This development appeals to distinct buyer cohorts for different reasons. First-time buyers with stable employment and moderate CPF balances can use this as an accessible entry point into owned property without sacrificing location quality, neighbourhood amenities, or future transport connectivity, making it strategically sound for younger professionals building long-term wealth. Upgraders moving from smaller flats to three-bedroom units find the price-to-space ratio and Jurong West's establishment attractive, particularly when factoring in the family lifecycle stage and school proximity. Property investors with conviction in Jurong West's rental fundamentals and transport-driven appreciation recognise this development as offering rational entry economics with reasonable yield support, provided they model the 20% ABSD and structural lease tenure considerations carefully. High-net-worth buyers seeking trophy addresses, premium finishes, or exclusive developments will likely find this HDB offer less compelling than private residential options in central locations; however, sophisticated investors with a tactical eye for value inflection points in maturing estates may view this as a compelling deployment of capital for the next 10–20 years, particularly if transport and demographic tailwinds materialize as expected. The development thus occupies a broad appeal spectrum, with pricing and location fundamentals supporting multiple buyer motivations simultaneously.

What is the typical TDSR (Total Debt Service Ratio) headroom and financing accessibility at the S$538,000 price point for this development?

At a S$538,000 purchase price, assuming an 80% loan-to-value mortgage of approximately S$430,400 and a 30-year amortisation period at current interest rates (approximately 3.5–4%), the monthly principal-and-interest payment would be roughly S$1,930–S$2,050. Most financial institutions cap the TDSR (total monthly debt obligations divided by gross income) at 55% for HDB buyers, meaning a buyer with total monthly debts of S$1,930 would need gross monthly income of approximately S$3,500 to stay within lending thresholds, translating to annual income of S$42,000. This pricing point is thus accessible to dual-income professional households, small-business owners, and mid-career professionals; single-income earners below S$50,000 annually may face tighter constraints unless they secure larger CPF contributions or reduce the loan amount through larger down-payments. CPF housing loan interest rates (approximately 2.6%) are lower than bank mortgage rates, meaning CPF-funded portions of the loan carry materially lower imputed cost; buyers should optimise their CPF utilisation alongside bank financing to minimise total interest outlay. Second-property buyers must account for the 20% ABSD, which reduces liquidity and tightens debt-service headroom further; careful scenario analysis is essential before committing to purchase at this price point.

How does 746 Jurong West Street 73 compare to competing HDB developments in Clementi, Bukit Batok, and Pioneer?

Jurong West occupies a competitive sweet spot relative to several nearby estates. Clementi HDB flats trade at 10–15% premiums to Jurong West (S$520–S$560 per sqft versus S$480–S$520) owing to superior central location and longer-established transport infrastructure, though this premium has begun to compress as Jurong West's Gek Poh MRT Station approaches completion. Bukit Batok units typically command 8–12% discounts to Jurong West (S$420–S$460 per sqft), reflecting relative peripherality and weaker transport connectivity; this discount may persist unless substantial new transport infrastructure arrives in that precinct. Pioneer is less frequently comparable, though units there trade at similar premiums to Bukit Batok. The critical distinction is timing: units at 746 Jurong West Street 73 sit at an inflection point where the district's established amenities, demographic stability, and imminent transport upgrade converge, positioning the development favourably relative to established competitors that lack transport optionality and newer greenfield launches that lack neighbourhood establishment. Buyers comparing across these precincts should weight transport timelines, remaining lease tenure on available units, and expected rental demand trajectory; Jurong West typically emerges as offering the most balanced risk-return profile for the mid-market buyer.

Are certain unit stack levels or floor positions at this development superior for value and long-term appreciation?

HDB flats at 746 Jurong West Street 73 are unlikely to display dramatic unit-to-unit value differentiation typical of private residential developments, as HDB pricing is more function-driven and less subject to lifestyle or view premiums. However, lower-floor units (typically floors 1–3) may trade at modest discounts of 2–4% owing to reduced natural light, privacy concerns, and proximity to common areas; investors should assess whether this discount adequately compensates for potential rental impact, as some tenants avoid lower floors. Mid-stack units (floors 5–12) typically command the fairest value, balancing light access, safety perception, and common-area proximity without triggering the 5–8% premiums sometimes seen on higher-floor units in estates with limited tall blocks. High-floor units (floors 15+) may attract minimal premiums in established estates lacking dramatic views, though some buyer cohorts (notably older occupiers seeking convenience over elevation) may actually prefer mid-floor access. The critical value driver is layout orientation (east-facing units benefit from morning light without afternoon heat), proximity to lift lobbies, and ceiling height, rather than elevation per se. Investors should engage with property agents to verify unit-specific orientations and configuration details before assuming standardised pricing; occasional anomalies in layout efficiency can create micro-premiums or discounts that savvy buyers exploit for relative value.

What is the future supply pipeline for HDB flats in Jurong West, and how will new completions affect demand and pricing at this development?

The Housing and Development Board continues to support infill projects, estate renewal, and selective new construction within mature precincts, meaning Jurong West may see additional HDB supply over the next 5–10 years, though at moderate volumes compared to greenfield launches elsewhere. However, replacement demand from upgraders exiting smaller units, demographic inflows from younger households, and transport-driven utilisation by non-vehicle-dependent residents typically absorb new supply in established estates, supporting price resilience and preventing severe oversupply dynamics. The imminent Gek Poh MRT Station completion signals government confidence in the district's long-term trajectory and willingness to invest capital, a favourable signal for sustained demand. Private residential developments in nearby Clementi and Bukit Timah represent competitive supply for affluent buyer cohorts, but these serve distinct market segments from HDB, limiting direct substitution effects. The broader Jurong precinct is undergoing economic diversification (tech parks, financial zones, commercial clusters), creating employment density within the general area and supporting rental demand for residential accommodation; this employment growth is expected to bolster demand for units across the district. Buyers at 746 Jurong West Street 73 should thus view the long-term supply-demand backdrop as broadly supportive, though they should monitor HDB announcements and BTO (Build-to-Order) launch plans to assess whether future new-flat completions in the precinct might pressure resale values during absorption periods.

Hdb Flat At Jurong West Street 73 — From S$900