Type

Units

Min Area

Price Range

3 BR

1335 sqft

S$550K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$550K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$110K on this acquisition.
Located 16 min (1.33 km) from EW28 Pioneer 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.

840 Jurong West Street 81: A Mature HDB Haven in the Heart of Jurong

Situated on Jurong West Street 81, this established Housing and Development Board development represents a compelling opportunity for buyers seeking a well-connected home in one of Singapore's oldest and most vibrant estate clusters. The project encompasses multiple units across various floor levels, each thoughtfully designed to maximise living space and natural light for residents and their families. Located in the Jurong West precinct, the development benefits from decades of community maturation, comprehensive infrastructure, and established social amenities that younger estates are still building towards.

The development's positioning within the Jurong West estate places it within a 16-minute walk—approximately 1.33 kilometres—of Pioneer MRT station, which sits on the East-West Line. This proximity to rapid transit is a defining characteristic that has steadily reinforced both rental demand and capital appreciation across the surrounding neighbourhood. Residents gain immediate access to the broader MRT network, enabling swift commutes to the central business district, regional employment hubs, and leisure destinations across the island. For working professionals, this connectivity translates into reduced travel times and greater flexibility in managing work-life balance.

Spacious Layouts and Practical Living

Units at 840 Jurong West Street 81 are configured with three bedrooms and two bathrooms, providing ample accommodation for growing families, multi-generational living arrangements, or those seeking comfortable work-from-home offices. The typical unit footprint spans approximately 1,335 square feet, a dimension that balances generous common areas with efficient bedroom proportions. This scale of accommodation has proven consistently popular across Singapore's HDB sector, as it appeals to first-time upgraders moving from smaller units, established families requiring additional space without the premium costs of private housing, and investors targeting stable rental yields from the family rental segment.

The layout configuration typically includes a central living and dining zone that opens onto a covered balcony—a feature highly valued in the tropical climate for natural ventilation and extended living space. Modern kitchens are designed to accommodate contemporary appliances and efficient workflows, whilst the two bathrooms provide practical convenience for busy households. Storage solutions integrated throughout the unit reflect modern living standards, addressing a common pain point for families managing school supplies, seasonal items, and household essentials.

Neighbourhood Character and HDB Facilities

The Jurong West estate is one of Singapore's oldest and most comprehensively planned residential zones, developed through successive phases over multiple decades. This maturity means that all essential infrastructure—retail, dining, healthcare, education, and recreational facilities—is already established and thriving. The immediate neighbourhood surrounding 840 Jurong West Street 81 includes neighbourhood shops, wet markets, hawker centres serving authentic local cuisine, and supermarkets catering to daily grocery and household needs. Multiple primary and secondary schools within the estate provide parents with quality educational options, whilst polyclinics and private medical facilities ensure accessible healthcare.

Recreational amenities are a hallmark of the mature Jurong estate. Residents enjoy ready access to community centres, badminton and tennis courts, swimming complexes, and meticulously maintained parks that foster active lifestyles and social community bonds. These facilities, some of which have been thoughtfully upgraded in recent years, contribute significantly to the estate's appeal for families seeking balanced living environments where children can play safely and adults can maintain fitness routines close to home.

Investment Credentials and Market Positioning

From an investment perspective, properties at 840 Jurong West Street 81 occupy a distinctive position within Singapore's HDB market. The development's established location, proven rental demand, and accessibility to Pioneer MRT station create a compelling proposition for buy-to-let investors seeking stable, long-term capital preservation combined with rental income. The three-bedroom configuration is particularly sought-after by tenants, as it commands reliable rental rates across both family households and smaller corporate housing arrangements. Market data from recent years demonstrates that comparable units in Jurong West have attracted consistent tenant interest, with rental yields reflecting the area's fundamental strength as a residential destination.

The pricing observed across available units at this development—beginning from approximately S$550,000—reflects balanced market conditions in Jurong West, positioned competitively against newly completed projects in the same district whilst offering the tangible advantages of an established community with proven infrastructure and amenity maturity. Second-property investors should note that Additional Buyer's Stamp Duty at the rate of 20% applies to residential property purchases beyond their first property, a material consideration when evaluating total acquisition costs and investment returns.

Transport and District Connectivity

Pioneer MRT station, servicing the East-West Line, is positioned as the cornerstone transport node for the immediate precinct. The 16-minute walking distance makes the station accessible without requiring vehicle dependency, a factor that has historically sustained stronger demand for properties within this catchment compared to locations further afield from rapid transit. The East-West Line itself provides seamless connectivity from Jurong West towards the CBD at Raffles Place, Marina Bay, and Outram Park, as well as eastward towards Bedok and Changi Airport. This comprehensive network reach has made Pioneer station–proximate locations increasingly attractive for professionals working across multiple employment clusters and frequent travellers requiring airport accessibility.

Beyond the MRT, the neighbourhood benefits from comprehensive bus services covering local distribution and inter-district connectivity. The combination of multiple transport modes provides residents with genuine flexibility in journey planning and reduces the financial and practical burden of private vehicle ownership—a consideration that has gained prominence in recent years as vehicle costs and parking constraints have intensified.

Market Outlook and Value Considerations

The HDB market in Jurong West has demonstrated resilience through economic cycles, underpinned by consistent residential demand from working families, upgraders seeking larger accommodation, and investors targeting predictable rental yields. The establishment of Pioneer MRT station and ongoing improvements to the estate's physical environment have contributed to sustained capital appreciation, with properties in the Jurong West estate generally tracking favourably against broader HDB price indices. Properties within close proximity to established MRT stations historically command premium valuations relative to more remote locations, a pattern evident in comparable transactions across the Jurong West precinct in recent years.

Buyers evaluating 840 Jurong West Street 81 should consider the development's position within a mature, fully-developed estate—a status that typically translates into predictable future value trajectories, limited supply disruption from new nearby projects, and strong fundamental rental demand from tenants seeking established neighbourhoods with proven amenities and connectivity credentials. The three-bedroom configuration, robust infrastructure, and accessible MRT proximity position this development as a pragmatic choice for households prioritising proximity to employment, family-friendly neighbourhood character, and transparent long-term value retention across the ownership lifecycle.

Frequently Asked Questions

What rental yield can investors reasonably expect from a three-bedroom unit at 840 Jurong West Street 81?

Properties at 840 Jurong West Street 81, given their three-bedroom configuration and proximity to Pioneer MRT station, typically achieve rental yields in the region of 3–4% per annum, calculated on the purchase price. Rental demand for three-bedroom units in mature Jurong West is robust, as tenants—particularly families and small corporate housing arrangements—consistently seek this bedroom configuration in established, well-connected estates. Market data from recent years shows comparable units in the Jurong West precinct achieving average monthly rents in the range of S$2,200–S$2,600, which investors should use as a baseline to calculate expected yields on their acquisition cost, accounting for property tax, maintenance contributions, and potential vacancy periods. The consistency of tenant demand in this location and configuration has historically supported yields that compare favourably with newer developments in outer regions, making the development a legitimate consideration for conservative buy-to-let investors prioritising stability over speculative capital gains.

How does the psf pricing at 840 Jurong West Street 81 compare to recent transactions in Jurong West?

At approximately S$550,000 for a 1,335 sqft unit, 840 Jurong West Street 81 reflects a price per square foot of roughly S$410–S$415 psf, a figure that positions the development competitively within the Jurong West mature estate segment. Recent HDB resale transactions in the same precinct have recorded psf prices ranging from S$395–S$430 depending on unit age, floor level, and proximity to amenities, meaning 840 Jurong West Street 81 sits comfortably within the market midpoint. Comparable three-bedroom units in nearby blocks within Jurong West have transacted at broadly similar price points, suggesting the development reflects current market rates without premium or discount positioning. Buyers should note that newer or refurbished units may command slightly higher psf values, whilst older blocks command lower psf figures, so the positioning of 840 Jurong West Street 81 as an established development with proven amenities supports its competitive pricing posture.

What Additional Buyer's Stamp Duty implications apply to second-property investors purchasing at this development?

Singapore Citizens acquiring a second residential property at 840 Jurong West Street 81 are subject to Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price above the first S$180,000. On a purchase price of S$550,000, ABSD would amount to approximately S$74,000 (calculated as 20% of S$370,000), materially increasing the total acquisition cost beyond the listed price. This 20% ABSD represents a significant consideration for second-property investors and must be factored into financing calculations and investment return projections. Permanent Residents and foreign investors face even higher ABSD rates, whilst first-time HDB buyers are entirely exempt from ABSD. The ABSD burden underscores the importance of accurate financing headroom modelling and careful evaluation of whether the investment yields justify the tax impost, particularly in a market where modest rental yields and gradual capital appreciation characterise HDB sector returns.

What lease decay and resale value risks should buyers anticipate at 840 Jurong West Street 81?

840 Jurong West Street 81, as an HDB property, carries a 99-year lease tenure—a standard for public housing developments in Singapore. Resale values have historically remained resilient throughout the lease lifecycle for well-maintained, well-located properties, though purchasers should be mindful that significant lease decay typically begins to impact valuation when the lease falls below 60 years remaining. For an HDB block built in the 1980s or 1990s, buyers purchasing today may still have 65–75 years of lease tenure remaining, providing a substantial investment horizon before lease-related value erosion becomes a material concern. However, each transaction reduces the remaining lease, meaning that future resale values will progressively be constrained by declining tenure as the property ages. Market practice has shown that HDB properties with leases below 60 years command reduced valuations and experience constrained financing availability, making the timing of any eventual resale a strategic consideration. Prospective buyers should verify the exact block construction date and conduct lease calculations to confirm the remaining tenure aligns with their intended ownership timeline and eventual exit strategy.

How does proximity to Pioneer MRT station influence demand and capital appreciation for properties at this location?

Pioneer MRT station sits on the East-West Line and represents one of the primary transport gateways for the Jurong West precinct, making it an anchor amenity that has consistently supported property demand and capital appreciation across the surrounding neighbourhood. Properties within a 15–20 minute walk of established MRT stations have historically demonstrated stronger price growth and superior rental demand compared to those requiring longer walks or reliance on bus connectivity alone. The development's 1.33 kilometre distance from Pioneer station places it comfortably within what transport planners classify as 'walkable distance', a threshold that has proven highly significant in sustaining residential desirability. Market analysis from recent years shows that proximity to this MRT station creates a distinct demand premium; properties further from Pioneer typically trade at lower psf values and take longer to transact, whilst those within the immediate catchment achieve faster sales cycles and stronger yield realisation. The East-West Line's strategic importance—connecting Jurong West to the CBD, regional employment hubs, and Changi Airport—further reinforces demand from commuting professionals and explains why properties like those at 840 Jurong West Street 81 occupy stronger market positions than comparable units in peripheral locations.

Which buyer profiles are best suited to purchasing at 840 Jurong West Street 81?

The development appeals to several distinct buyer segments, each for materially different reasons. First-time upgraders moving from smaller one- or two-bedroom units into their first three-bedroom family home find strong value in 840 Jurong West Street 81, as the established neighbourhood, proven amenities, and Pioneer MRT proximity deliver lifestyle and connectivity benefits without the extreme cost premium of private residential alternatives. Established families requiring additional space and seeking to remain within the affordable HDB market whilst maintaining strong transport links to their employment centres represent another natural constituency, particularly those with school-aged children benefiting from the mature estate's established educational and recreational infrastructure. Buy-to-let investors targeting stable, long-term capital preservation combined with modest but reliable rental yields find the three-bedroom configuration and established market demand persuasive, though such investors must carefully model the impact of 20% ABSD on total acquisition costs and return calculations. Professionals and working couples valuing proximity to the CBD and professional employment hubs in the Marina Bay and Raffles Place areas benefit materially from the Pioneer MRT connectivity, positioning this development as an attractive alternative to private housing in central locations with comparable or worse transport accessibility.

What TDSR and financing headroom considerations apply to typical purchase prices at this development?

Total Debt Service Ratio regulations limit the monthly debt repayment obligations of HDB buyers to a maximum of 35% of gross household income. For a property priced at S$550,000 with a standard HDB loan amount of approximately S$440,000 (80% LTV), monthly mortgage payments at current interest rates would typically range from S$2,400–S$2,800 depending on loan tenure and prevailing rates. This implies a minimum gross household income requirement of approximately S$75,000–S$85,000 annually to comfortably satisfy TDSR thresholds, a benchmark that many dual-income professional households in Singapore exceed. Buyers should note that TDSR calculations include all outstanding debt—credit card balances, car loans, personal loans—not merely the mortgage, meaning that existing obligations materially reduce available financing headroom. First-time buyers often qualify for higher LTV (loan-to-value) ratios and enjoy more favourable interest rate terms from HDB, whilst second-time and subsequent property buyers typically face stricter lending criteria and require larger cash down payments due to ABSD obligations. Prospective purchasers should obtain pre-approval financing estimates from HDB and commercial banks to confirm that their actual employment income and existing debt obligations support the required mortgage size without unduly constraining household liquidity.

How does 840 Jurong West Street 81 compare to newer competing HDB developments in the same district?

The HDB new launch pipeline in recent years has introduced several competing projects across Jurong West and adjacent planning areas, including Bukit Batok and Clementi, though availability and pricing vary considerably. Newer HDB projects typically command psf premiums of 10–15% above established resale properties like 840 Jurong West Street 81, justified by modern finishes, contemporary fixtures, and potentially superior structural standards, though first-time buyers benefit from government subsidies that narrow the absolute price gap. Established developments like 840 Jurong West Street 81, conversely, offer the tangible advantages of proven neighbourhoods, existing amenity maturity, and immediate availability without construction waiting periods—factors particularly valuable for buyers requiring immediate occupancy. Rental demand and capital appreciation profiles show that both new and established properties in the Jurong West precinct perform comparably when adjusting for lease tenure and MRT proximity, meaning investors face a genuine choice between new-build premiums and established-location benefits rather than a clear-cut value hierarchy. Buyers prioritising rapid occupancy, existing mature communities, and proven rental tenant bases typically favour established developments like 840 Jurong West Street 81, whilst those content to wait for construction completion and seeking modern finishes may explore new launch alternatives.

Are certain unit stack positions or floor levels at 840 Jurong West Street 81 preferable from a value perspective?

Within mature HDB estates like Jurong West, unit stack positioning and floor level create meaningful valuation differences that savvy buyers can leverage for superior value capture. Mid-level units (typically floors 4–10 in a 13-storey block) generally command the strongest valuations, as they offer optimal balance between avoiding ground-floor concerns (proximity to refuse chutes, noise, privacy limitations) and avoiding premium pricing for higher floors without proportionate lifestyle advantages. Higher floor units (10+ storeys) command price premiums of 3–5% per storey, reflecting superior natural light, reduced noise exposure, and perceived prestige, though these premiums often fail to translate proportionally into rental yield improvements—meaning investors typically achieve superior returns from lower-priced mid-level units. Ground-floor and lower-storey units (1–3) often trade at discounts of 5–8% relative to mid-level equivalents, a reflection of reduced natural light, potential noise and privacy concerns, and market perception, though these units can offer excellent value for buyers indifferent to these factors and seeking maximum cost efficiency. Lower-stack units within the same block also offer marginally superior transport accessibility and reduced lift dependency, a consideration particularly relevant for elderly buyers and those with mobility considerations. Prospective buyers should prioritise mid-level units as the optimal balance of value and lifestyle, though negotiation leverage often favours lower-priced stacks where personal preferences align with market perception of reduced desirability.

What future supply pipeline developments in Jurong West might impact property demand and valuations?

The Jurong West planning area has been comprehensively developed over multiple decades, meaning that large-scale new HDB supply is limited compared to growth zones like Sengkang and Punggol, where multiple major projects are in active development. However, the JTC (Jurong Town Corporation) and HDB have periodically announced housing plans for specific pockets within the broader Jurong region, and any new supply announcements can create temporary market headwinds affecting near-term valuation sentiment. The Rail Corridor project, linking various green spaces across the island including the Jurong area, may enhance neighbourhood amenity values and attract longer-term residential demand, potentially supporting gradual capital appreciation. More materially, the broader economic direction of the Jurong region—including the development of Jurong Lake District as a commercial and mixed-use destination and ongoing industrial estate evolution—continues to shape the district's character and employment concentration, factors that underpin residential demand. Mature estates like Jurong West historically demonstrate value resilience during periods of limited new supply, as constrained housing availability supports existing property valuations through scarcity dynamics. Buyers and investors should monitor official HDB and URA planning announcements for any future supply pipeline disclosures affecting the Jurong West precinct, as such announcements can materially influence medium-term market sentiment, though the established, fully-developed character of Jurong West suggests limited disruption risk compared to younger planning areas actively accommodating new residential developments.

[For Sale] Hdb Flat At 840 Jurong West Street 81 — From S$550K