Type

Units

Min Area

Price Range

2 BR

785 sqft

S$390K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$390K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$78,000 on this acquisition.

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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914 Jurong West Street 91: Established HDB Living in a Thriving Precinct

Located at 914 Jurong West Street 91, this HDB development represents a compelling opportunity within one of Singapore's most vibrant residential and commercial districts. The Jurong West precinct has evolved into a mature, well-planned neighbourhood characterised by stable property values, consistent rental demand, and a rich tapestry of community amenities. This particular address sits at the heart of an area that continues to attract young families, upgraders seeking more spacious accommodation, and savvy investors recognising the steady capital appreciation potential of established HDB estates.

The development comprises units configured to meet diverse household needs, with current stock featuring 2-bedroom, 2-bathroom apartments ranging approximately 785 square feet. These proportions strike a practical balance between living comfort and manageable maintenance, making the units particularly attractive to first-time buyers transitioning from smaller spaces and couples seeking flexibility without excessive square footage. The floor plans are designed to maximise natural light and ventilation, a hallmark of contemporary HDB construction standards that enhance livability and long-term desirability.

Neighbourhood Character and Connectivity

Jurong West has matured into a self-contained urban village where residential living sits seamlessly alongside commercial activity and industrial operations. The precinct benefits from decades of infrastructure investment, with well-maintained void decks, community centres, and green spaces woven throughout the estate. Residents enjoy immediate access to a diverse retail environment, hawker centres serving authentic cuisines, and educational institutions spanning from childcare facilities through to secondary schools. The neighbourhood's stability and completeness make it an ideal base for families seeking a sense of community without sacrificing convenience.

Public transport connectivity remains straightforward, with bus services providing direct links to the wider island and allowing commuters to reach business districts within reasonable travel times. The mature infrastructure means planning delays and construction disruptions are minimal, offering residents the peace of mind that comes with living in an established precinct where the fundamentals are already in place. Proximity to Jurong Town Hall and the broader Jurong Lake District has further enhanced the area's appeal as a mixed-use destination combining residential comfort with economic vitality.

Investment Perspective and Rental Dynamics

For investors considering acquisition at this development, the Jurong West locale commands consistent rental interest. The combination of affordable entry pricing, proximity to employment nodes, and a demographic mix spanning young professionals to retirees ensures steady tenant flows throughout market cycles. HDB rentals in the Jurong corridor typically yield between 3% and 4% gross rental return, depending on unit configuration, floor level, and specific lease tenure. The 2-bedroom format particularly appeals to first-time renters and upgraders seeking temporary housing solutions, translating into reliable occupancy rates and manageable vacancy periods.

Lease tenure considerations remain paramount for long-term investors. Units at this address fall within the HDB leasehold framework, meaning buyers must account for lease decay as the 99-year or 999-year tenure progressively ages. Properties in the latter stages of their lease cycle face resale challenges and potential value compression; however, units with substantial lease remaining continue to appreciate in line with broader HDB market trends. Prudent investors factor in the lease profile when assessing 10, 15, and 20-year holding horizons, recognising that fresher leases command stronger capital appreciation trajectories.

Pricing, Financing, and Buyer Profiles

Current available units at 914 Jurong West Street 91 commence from approximately S$390,000, positioning the development squarely within the first-time buyer sweet spot whilst remaining accessible to upgraders trading up from smaller units or younger families relocating into the area. This price entry point sits comfortably beneath the HDB resale median across Central Singapore, reflecting the maturity of the Jurong West precinct relative to newer estates in more distant locations. For eligible first-time HDB buyers, Housing and Development Board grants and bank financing structures render acquisition highly feasible, with total debt servicing ratios typically remaining well within lender thresholds.

Upgraders moving from 1-bedroom or 3-room HDB units to the 2-bedroom stock at this address benefit from meaningful spatial gains whilst maintaining manageable mortgage obligations. Many such buyers qualify for housing grants that reduce effective purchase price, further enhancing the attractiveness of this segment. High-net-worth individuals and expatriates ineligible for HDB purchase may explore alternative neighbourhoods; however, the development remains optimally positioned for Singapore Citizen and Permanent Resident first-timers and upgraders with household incomes spanning S$4,000 to S$8,000 monthly.

Additional Buyer's Stamp Duty and Second-Property Considerations

Purchasers acquiring at 914 Jurong West Street 91 as a second residential property face the current Additional Buyer's Stamp Duty (ABSD) regime set at 20% for Singapore Citizens purchasing their second residential property. This duty applies to the purchase price and represents a material cost factor in investment decision-making, effectively raising the total acquisition cost by roughly one-fifth above the advertised unit price. When combined with the standard Buyer's Stamp Duty and legal fees, total acquisition costs for second-property investors approximate 23% to 25% of purchase price, reshaping the investment yield equation and elongating the holding period required to recoup acquisition costs through rental income.

Investors committed to medium to long-term hold strategies (10+ years) generally absorb the ABSD impact within overall portfolio returns, particularly if acquisition occurs during market softness when unit pricing remains depressed relative to long-term trend lines. Conversely, short-term trading strategies face materially reduced profitability owing to the punitive stamp duty structure. Second-property buyers should stress-test financing models against rental income scenarios, ensuring projected yields account for the 20% ABSD outlay and remaining holding costs (property tax, maintenance contributions, and contingency for void periods).

Lease Tenure and Long-Term Resale Dynamics

Units at this address operate under the standard HDB leasehold tenure framework, with properties typically carrying either 99-year or 999-year leases from the point of original issue. Lease length exerts profound influence on resale value, particularly as leases age below the 80-year threshold. Properties with 70-80 years remaining typically experience annual value compression relative to fresh leases, as buyers increasingly factor in potential lease renewal costs or structural limitations affecting use-value once leases deteriorate further. Understanding lease vintage proves essential for investors evaluating entry timing and long-term appreciation prospects.

Historical HDB resale data demonstrates that properties with substantial lease duration (90+ years remaining) appreciate in line with broader neighbourhood trends, whilst those with shorter remaining tenure face headwinds requiring deeper pricing discounts to attract buyers concerned about future mortgage eligibility and resale viability. Prudent purchasers examine lease remaining at point of acquisition, recognising that this single factor often determines whether units function as wealth-building vehicles or stagnant holdings. The development's location within an established precinct means demand remains resilient provided lease tenure remains commercially attractive to future buyers.

Market Position and Competitive Context

The Jurong West precinct hosts multiple mature HDB estates offering configurations and price points broadly comparable to 914 Jurong West Street 91. Nearby developments provide natural benchmarking opportunities, allowing buyers to assess whether units at this address offer relative value against alternatives within a 500–800 metre radius. Factor-by-factor comparison across floor levels, unit orientations, and lease tenure reveals that prices within this development typically track closely with area-wide medians, confirming market-efficient pricing rather than premium or discount positioning. The mature, well-serviced neighbourhood characteristic means differentiation derives primarily from specific unit attributes (orientation, floor height, condition) rather than locational advantage versus neighbouring blocks.

Suitability for Different Buyer Cohorts

First-time buyers represent the natural constituency for units at this address, benefiting from HDB grants, favourable financing terms, and entry pricing below many alternatives across Singapore. The 2-bedroom format provides meaningful space for young couples and small families whilst remaining financially manageable on dual professional incomes. Upgraders trading from smaller units find the spatial gain compelling and the price differential manageable within their enlarged borrowing capacity. Young families balancing childcare proximity against commute times often view the Jurong West locale as optimal, combining affordable ownership with established community infrastructure and school access.

Investors attracted to the development must reconcile the 20% ABSD impost and lease tenure considerations against the relatively modest gross rental yields characteristic of HDB stock in this price band. The development appeals most to buy-to-let operators with long investment horizons (15+ years) and sufficient capital reserves to absorb the acquisition costs and carry any interim vacancy periods. Owner-occupiers seeking lifestyle and stability rather than capital gains continue to represent the primary buyer cohort, as the combination of affordability, neighbourhood maturity, and community amenities positions this address as a sensible long-term residential choice rather than an aggressive investment play.

Future Supply and District Planning Considerations

Singapore's HDB planning framework continues to evolve, with emphasis progressively shifting towards regeneration of mature estates and targeted new developments in less-populated regions. The Jurong West precinct has largely completed its primary growth phase, meaning future supply increments are unlikely to overwhelm existing stock or materially compress pricing through oversupply dynamics. Long-standing residents benefit from neighbourhood stability, whilst newer buyers enjoy the advantage of purchasing into an area where infrastructure requirements have been satisfied and where demand remains anchored to established residential and employment patterns.

Urban renewal initiatives and estate upgrading programmes continue to enhance the appeal of mature Jurong West neighbourhoods, with improvements to void decks, lift refurbishment, and façade upgrades extending asset lives and lifting quality-of-life metrics for residents. These incremental enhancements support property values, particularly for units benefiting from recent upgrading work. The district's position within the broader Jurong innovation corridor, anchored by Singapore's largest employment concentration and the Jurong Lake District mixed-use development, ensures long-term demand resilience and supports steady capital appreciation over decadal timeframes.

Frequently Asked Questions

What rental yield can investors expect from 2-bedroom units at 914 Jurong West Street 91?

HDB 2-bedroom units in the Jurong West corridor typically generate gross rental yields between 3% and 3.5% annually, reflecting the affordable entry price and consistent demand from first-time renters and upgraders. Actual yields depend on precise lease remaining (shorter leases may achieve lower rents), floor level (higher floors attract modest premiums), and unit condition. When accounting for the 20% ABSD impost on second-property acquisitions, total acquisition costs approach 23–25% of purchase price, meaning investors must hold properties 8–12 years merely to recover stamp duty costs through rental income, underscoring the importance of longer-term investment horizons for this asset class.

How does the per-square-foot pricing at this development compare to recent Jurong West HDB resales?

Units at 914 Jurong West Street 91 appear priced in line with area-wide medians for comparable 2-bedroom HDB stock, translating to approximately S$495–S$510 per square foot depending on lease tenure and specific unit attributes. Recent resales within the broader Jurong West precinct have tracked this range consistently, confirming market-efficient pricing at this address rather than significant premiums or discounts relative to substitute properties. Buyers seeking superior value should systematically compare floor levels, orientations, and lease remaining against other Jurong West blocks within a 500–800 metre radius to identify relative value opportunities, as pricing variations typically correlate with these measurable attributes rather than broader locational advantage.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property here?

Singapore Citizens acquiring a second residential property at 914 Jurong West Street 91 face the current 20% ABSD rate applied to the purchase price, creating a material acquisition cost beyond the unit's advertised figure. On a S$390,000 unit, ABSD totals S$78,000; when combined with standard Buyer's Stamp Duty (approximately 4% on the first S$180,000 and 3% on the remainder, totalling roughly S$11,400) and legal fees (S$2,000–S$3,000), total acquisition costs approach S$91,400 to S$92,400, representing nearly 24% of purchase price. This substantial upfront impost significantly extends the investment payback period and demands rigorous stress-testing of rental income projections against carrying costs; investors must ensure projected yields can sustain this cost structure without reliance on capital appreciation.

How does lease decay affect resale value and long-term investment viability at this development?

HDB properties at 914 Jurong West Street 91 operate under 99-year or 999-year leasehold tenure from original issue date; as leases age, resale value dynamics shift materially once remaining tenure falls below 80 years. Properties with 70–80 years remaining experience annual value compression relative to fresher leases, as future buyers become increasingly concerned about mortgage eligibility and structural limitations affecting use-value. Investors must examine lease vintage at acquisition; units with 90+ years remaining typically appreciate in line with neighbourhood trends, whilst those approaching the 70-year threshold face headwinds requiring deeper pricing to attract buyers. Understanding this lease depreciation curve is essential for assessing whether units function as genuine wealth-building vehicles or stagnant holdings; investors should factor in potential lease renewal costs or structural limitations when evaluating 15–20 year holding horizons.

How does proximity to MRT and public transport affect demand and capital appreciation for units here?

914 Jurong West Street 91 benefits from well-established bus services providing direct connectivity to wider-island destinations and employment nodes, though it does not sit within immediate walking distance of an MRT station. This positioning means commuters must factor bus travel times into their daily routines; however, the Jurong West precinct's mature bus network ensures reliable, frequent service throughout the day. The absence of direct MRT proximity may marginally suppress demand relative to estates within 400 metres of MRT stations, though the offsetting factors—affordable pricing, neighbourhood maturity, and established amenities—sustain consistent buyer interest. Long-term capital appreciation correlates more closely with lease tenure and neighbourhood upgrading than with MRT proximity in mature estates like Jurong West; improvements to local bus infrastructure and linkages to the broader Jurong innovation corridor support steady property value trajectories independent of direct MRT access.

Which buyer profiles are best suited to 914 Jurong West Street 91 – first-timers, upgraders, or investors?

First-time HDB buyers represent the natural constituency for this development, leveraging housing grants (typically S$20,000–S$40,000 depending on income and family composition), favourable bank financing, and entry pricing positioned squarely within their affordability envelope. Upgraders trading from 1-bedroom or 3-room units find the 2-bedroom configuration compelling whilst remaining within manageable mortgage obligations and qualify for additional grant tranches reducing effective purchase price. Investors interested in buy-to-let strategies must carefully weigh the 20% ABSD impost and modest 3–3.5% gross yields against long-term capital appreciation; this cohort benefits from 15+ year holding horizons and substantial capital reserves to absorb acquisition costs and interim vacancy periods. Owner-occupiers seeking stability and community over capital gains remain the optimal buyer profile, as the combination of affordability, established neighbourhood character, and proven demand patterns supports sensible long-term residential decisions rather than aggressive investment returns.

What TDSR headroom and financing capacity exist for typical buyers at this price point?

Buyers acquiring 2-bedroom units at approximately S$390,000 require total debt servicing ratio (TDSR) compliance; on a 25-year mortgage at typical rates (currently 3.5–4.0% annually), monthly mortgage payments approximate S$1,950–S$2,050 depending on down-payment percentage and lender pricing. For HDB first-time buyers with gross household income of S$5,000–S$6,000 monthly, TDSR limits typically permit borrowing S$300,000–S$330,000 (roughly 75–85% of purchase price), requiring down payments of S$60,000–S$90,000 funded through savings or CPF-OA withdrawals. Upgraders with higher income and enlarged CPF balances enjoy greater borrowing capacity, often accessing 85–90% loan-to-value ratios and reducing cash requirements. Second-property investors must account for the 20% ABSD when sizing financing; effective acquisition costs of S$468,000–S$475,000 (including ABSD and stamp duties) constrain lender appetite and may require larger equity injections, effectively reducing borrowing headroom versus owner-occupier buyers in similar income brackets.

How do competing nearby HDB developments compare in terms of price and amenities to this address?

The Jurong West precinct hosts multiple mature HDB estates offering comparable 2-bedroom configurations within similar price ranges (S$375,000–S$410,000), allowing direct benchmarking across blocks within 500–800 metres of 914 Jurong West Street 91. Factor-by-factor comparison—examining floor levels, unit orientations, lease tenure remaining, and recent upgrading work—typically reveals that pricing tracks broadly consistent patterns area-wide, confirming market efficiency rather than significant premiums at this particular address. Competing developments may offer marginal advantages in specific attributes (e.g., newer lift systems, recent façade work, or slightly longer remaining lease tenure) that warrant modest pricing premiums; however, the fundamental supply-and-demand dynamics affecting broader Jurong West pricing exert far greater influence on capital values than locational differentiation within the estate cluster. Systematic comparison of 3–5 nearby blocks with similar unit configurations provides clarity regarding whether 914 Jurong West Street 91 represents relative value or pricing at parity with area alternatives.

Which floor levels or unit stacks offer best value at this development, and why?

Middle-stack units (floors 4–12) at 914 Jurong West Street 91 typically offer optimal value for owner-occupiers, balancing premium prices commanded by high-floor units (which appeal to buyers willing to pay 3–5% premiums for enhanced privacy and views) against accessibility concerns affecting ground-level and low-rise units (where foot traffic, noise, and security perception compress demand and pricing). Mid-stack units also avoid the higher service charges sometimes charged for lifts serving upper floors, reducing long-term ownership costs. For investors prioritising rental yield, ground-level and lower-stack units often attract marginally higher tenant volumes owing to accessibility for families with young children; the modest pricing discount relative to mid-stack units may compensate for lower per-square-foot rents. North-facing units enjoy superior daylighting and ventilation during afternoon hours, typically commanding 2–3% premiums; South-facing units face heat accumulation concerns reducing desirability. Systematic unit-by-unit comparison across comparable blocks confirms that floor level and orientation generate far greater pricing variation than development-wide differentiation, suggesting buyers should prioritise individual unit attributes over development reputation when sizing purchase decisions.

What is the future supply pipeline in Jurong West, and how might it affect property values at this address?

The Jurong West precinct has substantially completed its primary growth phase, with major HDB developments constructed through the 1980s–2010s; future supply increments are unlikely to overwhelm existing stock or materially compress pricing through oversupply dynamics. Urban renewal initiatives and estate upgrading programmes—including lift refurbishment, void deck enhancements, and façade improvements—continue to extend asset lives and elevate quality-of-life metrics for residents, supporting property values rather than constraining them. The district's position within Singapore's broader Jurong innovation corridor, anchored by the largest employment concentration and the Jurong Lake District mixed-use development, ensures long-term demand resilience and supports steady capital appreciation over decadal timeframes. Demographic trends favouring HDB ownership among young Singaporeans and upgraders provide enduring demand foundations; unlike growth-phase districts where speculative development risk requires careful timing, mature Jurong West estates benefit from demand anchored to residential stability and employment proximity rather than speculative supply cycles, positioning 914 Jurong West Street 91 as a defensible long-term asset.

[For Sale] Hdb Flat At 914 Jurong West Street 91 — From S$390K