Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$568K

4 BR

1184 sqft

S$640K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$568K to S$640K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$114K on this acquisition.
Located 3 min (260 m) 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.

986A Jurong West Street 93: A Mature HDB Development in Singapore's West

Located in the heart of Jurong West, 986A Jurong West Street 93 represents a well-established residential enclave that has served families and investors alike for decades. This HDB development sits in one of Singapore's most strategically positioned districts, offering occupants direct access to major transport arteries, employment centres, and lifestyle amenities that define contemporary suburban living on the island.

The development's proximity to Pioneer MRT Station—a mere 260 metres or approximately three minutes on foot—fundamentally shapes its appeal and utility. Commuters benefit from seamless connectivity via the East-West Line, which traverses Singapore's northern and southern corridors, linking residential zones to the central business district, Changi Airport, and secondary employment hubs with efficiency and speed. This transport advantage has consistently underpinned property values and rental demand in the Jurong West precinct.

Spatial Design and Unit Specifications

The flats at this address feature generously proportioned four-bedroom layouts encompassing approximately 1,184 square feet of usable living space. This size category positions the development firmly within the family-oriented segment of Singapore's public housing market, accommodating households seeking room for growth, home offices, and multiple living zones without the premium price tag associated with private condominiums in comparable locations. Two full bathrooms provide practical convenience for multi-generational or larger family arrangements, reducing morning bottlenecks and enhancing daily comfort.

The interior configurations typical of this estate reflect HDB design principles refined over decades, balancing efficient space allocation with natural light and ventilation. Units benefit from corner and mid-block positioning that optimises cross-ventilation, reducing reliance on air conditioning during cooler months and contributing to modest operating costs over the long term.

Estate Amenities and Community Character

Jurong West has matured into a fully serviced residential community featuring extensive retail, dining, and entertainment options within walking distance or a short bus journey. Nearby shopping centres, wet markets, and hawker centres ensure residents enjoy authentic local food culture alongside modern retail experiences. The neighbourhood hosts numerous primary and secondary schools, making it particularly attractive to families prioritising educational convenience and school catchment considerations.

Recreation facilities throughout the estate include well-maintained community gardens, fitness corners, and open spaces that foster social cohesion and support active lifestyles. These amenities are complemented by banking, healthcare, and administrative services strategically distributed across the district, minimising the need for extensive travel to access essential services.

Pricing and Market Positioning

Properties at 986A Jurong West Street 93 are priced competitively from S$640,000, reflecting the strong underlying demand for four-bedroom family homes in this mature, transport-connected location. Price per square foot remains accessible relative to newer estate developments and significantly below comparable private housing in the same general vicinity. This valuation framework appeals to upgraders transitioning from smaller two- or three-bedroom units, first-time buyers scaling into larger family configurations, and investors seeking moderate entry costs with predictable rental yields driven by high population density and employment concentration in the west.

Investment Characteristics and Rental Potential

The development's investment profile rests on several durable foundations. Proximity to Pioneer MRT ensures consistent tenant demand from professionals working in nearby manufacturing, logistics, and commercial zones. The large four-bedroom configuration commands rental rates that reflect strong appeal to young families and overseas executives seeking spacious, HDB-standard family housing. Rental yields in this estate typically range between 2.5% and 3.5% depending on specific unit condition, orientation, and floor level—competitive returns for the risk profile associated with public housing assets in mature estates.

Investors must recognise that HDB properties carry lease decay considerations absent from freehold private property. Units at this development, depending on their original construction date, are either held on 99-year or 999-year leases. Buyers acquiring second residential properties should be mindful that Additional Buyer's Stamp Duty of 20% applies to Singapore Citizens purchasing a second residential property, materially increasing acquisition costs beyond the purchase price itself.

Connectivity and Capital Appreciation

The East-West Line's role as Singapore's most heavily utilised MRT corridor cannot be overstated. Pioneer Station itself serves as an interchange point with bus networks that radiate across the western half of the island, creating layered connectivity advantages. This transportation centrality has historically supported sustained capital appreciation in Jurong West, even during market corrections, because the fundamental utility of the location—its accessibility—remains inelastic relative to supply and demand fluctuations.

Future infrastructure developments, including potential cross-island line extensions and enhanced bus rapid transit corridors, may further reinforce the district's appeal and property values. However, property purchasers should base investment decisions on current proven connectivity rather than speculative future improvements.

Suitability Across Buyer Profiles

First-time buyers entering the family housing segment find 986A Jurong West Street 93 particularly suited to their requirements. The four-bedroom configuration accommodates growing families without forcing a second upgrade within a decade, whilst the mature estate environment provides established schools, reliable public services, and a stable community demographic. The entry price point remains manageable for dual-income households meeting Standard Singapore bank lending criteria, typically enabling 75% to 80% loan-to-value financing at current rates.

Upgraders from two- or three-bedroom units recognise immediate gains in spatial freedom and long-term cost stability. The proximity to MRT reduces transport expenses relative to more distant estates, offsetting the slightly elevated rental or purchase price compared to outer-ring HDB locations. Investors, particularly those focused on steady rental income over capital appreciation, benefit from the demographic stability and rental demand inherent in a transport-connected, family-oriented locale.

Comparative Market Context

Within the Jurong West precinct, 986A competes directly with several neighbouring HDB developments built during the same era. Relative to newer Build-to-Order (BTO) estates in the district, this mature development offers immediate occupancy, established community infrastructure, and a track record of lease performance. Pricing relative to newer private condominium developments reflects the natural market segmentation between public and private housing, with HDB units providing substantially lower entry costs and operating expense burdens in exchange for smaller plot sizes and shared common property management.

The balance between affordability, location utility, and amenity maturity positions this development favourably for purchasers prioritising practical access over cutting-edge architectural finishes or resort-style facilities.

Market Outlook and Acquisition Strategy

Jurong West's designation as a major commercial, industrial, and residential node within Singapore's master planning framework suggests sustained long-term demand. Population growth, infrastructure investment, and the consolidation of logistics, technology, and light manufacturing sectors in the west continue to drive employment and housing demand. Properties at this address benefit from these macro trends without exposing purchasers to the execution risk associated with nascent BTO estates or highly speculative fringes of the market.

Prospective buyers are well advised to inspect multiple units within the development to identify preferred floor levels, orientation, and unit positioning, as these variables significantly influence light, ventilation, and resale desirability despite standardised floor plans. Transacting with legal counsel experienced in HDB conveyancing ensures clarity regarding lease tenure, outstanding HDB loans, and any estate-wide maintenance liabilities that may affect future costs.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 986A Jurong West Street 93 as an investment?

Four-bedroom units at this development typically generate rental yields between 2.5% and 3.5% annually, depending on unit condition, floor level, and orientation. The high-density residential profile of Jurong West, combined with strong demand from families and expatriate renters seeking spacious HDB accommodation, supports consistent tenant availability. Proximity to Pioneer MRT and the employment nodes it connects—including manufacturing, logistics, and technology sectors across the western corridor—creates reliable rental demand that sustains these yield expectations even during market downturns. Investors should note that actual yields vary by specific unit; higher-floor corner units typically command premium rents.

How does the price per square foot at 986A Jurong West Street 93 compare to recent HDB transactions in Jurong West?

The pricing of approximately S$540 per square foot for four-bedroom units (based on S$640,000 for 1,184 sqft) aligns competitively with recent arm's-length transactions for comparable four-bedroom HDB flats in the Jurong West estate. This per-square-foot valuation reflects the mature estate's established infrastructure, MRT connectivity, and rental market demand. Compared to newly completed Build-to-Order (BTO) estates in peripheral locations, 986A commands a modest premium attributable to immediate occupancy and transport accessibility. Compared to private condominiums in the vicinity, the HDB unit offers a 40% to 50% discount per square foot, reflecting the natural market segmentation between public and private housing.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase as a second residential property?

If you are a Singapore Citizen purchasing this property as your second residential property, you are liable for Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price. On a S$640,000 property, this equates to S$128,000 in ABSD alone, substantially increasing your total cash outlay and financing requirement beyond the purchase price itself. This duty applies on top of standard Buyer's Stamp Duty and all other acquisition costs. First-time Singapore Citizens purchasing this as a primary residence incur no ABSD, making the entry cost substantially lower. Investors and upgraders must factor the 20% ABSD into financial feasibility analysis and loan-to-value calculations with their mortgage bank.

How does lease decay affect resale value and long-term holding at 986A Jurong West Street 93?

The lease tenure at this development is either 99 years or 999 years depending on the original construction date; units built in the 1980s typically carry 99-year leases, now approximately 40 years remaining. Lease decay—the mathematical decline in property value as years of lease tenure diminish—becomes increasingly pronounced once leases fall below 30 years remaining. A unit with 40 years remaining is still acceptable to most mortgage lenders and has material residual value, but purchasers should be aware that the resale pool may contract as the lease decays below 30 years. To minimise lease decay risk, consider purchasing higher-floor or corner units with superior physical attributes that justify higher per-square-foot values, providing greater value resilience as the lease term contracts. Alternatively, confirm the specific lease tenure and remaining years before purchase to calibrate your investment horizon accordingly.

How does proximity to Pioneer MRT station affect long-term capital appreciation at this development?

Pioneer MRT Station on the East-West Line is one of Singapore's most strategically critical transport nodes, directly serving employment zones, residential catchments, and commercial districts across the western and central corridors. This connectivity advantage has historically insulated Jurong West properties from severe market corrections, because the underlying utility of the location—rapid access to jobs and amenities—remains fundamentally resilient. Capital appreciation at 986A Jurong West Street 93 is underpinned by this transport accessibility rather than speculative development; whilst annual appreciation may be moderate (2% to 4%), the stability and consistency of demand significantly exceed peripheral estates reliant on future infrastructure pipelines. Properties within 250 metres of high-utilisation MRT stations in established areas typically outperform those beyond walking distance by 15% to 25% over 10-year holding periods.

Is 986A Jurong West Street 93 suitable for first-time HDB buyers, upgraders, and investors?

This development appeals strongly to all three buyer cohorts, albeit for different reasons. First-time buyers benefit from immediate occupancy, mature estate infrastructure, and four-bedroom space that obviates the need for a second upgrade within 10 years as family size grows. Upgraders transitioning from smaller two- or three-bedroom units gain substantial spatial freedom whilst remaining within established communities and commutable distance to their existing employment. Investors favour the combination of moderate entry price, high rental demand driven by population density and MRT accessibility, and predictable tenant profiles (families and expatriates). The development's maturity and full service provision reduce the execution risk and tenant volatility associated with newly completed BTO estates. However, the long-term lease horizon (40 years remaining on 99-year tenures) may be less suitable for investors with ultra-long holding periods or those prioritising maximum residual property value 30 years hence.

What is the typical Debt-to-Service Ratio (TDSR) and financing headroom for buyers at this price point?

With purchase prices ranging around S$640,000, most Singapore Citizens and Permanent Residents qualify for HDB mortgage loans covering 75% to 80% loan-to-value (S$480,000 to S$512,000), requiring down payments of S$128,000 to S$160,000 plus stamp duties and legal costs. At current mortgage rates averaging 3.2% to 3.5% per annum, monthly mortgage payments on an 85% LTV, 25-year loan approximate S$2,200 to S$2,400. The HDB's TDSR ceiling of 60% means a dual-income household needs gross monthly income of approximately S$3,700 to comfortably service the mortgage alongside other debts and household expenses. Purchasers should stress-test their affordability against interest rate rises of 1.5% to 2.0% above current levels, as this represents a realistic scenario over the loan tenure. Higher-income households and those with existing HDB equity enjoy substantially greater financing headroom and purchasing flexibility.

How does 986A Jurong West Street 93 compare to other four-bedroom HDB developments in the vicinity?

Within the Jurong West district, 986A competes with several estate-period developments built in the 1980s and 1990s, including nearby blocks in the same precinct and adjacent HDB estates. Relative to these contemporary peer developments, 986A offers comparable unit layouts, similar MRT accessibility (most within 5-10 minutes' walk of stations), and equivalent rental demand. Against newer BTO estates in Jurong West or adjacent areas, 986A provides immediate occupancy, eliminating the multi-year wait between purchase and key collection. Price-wise, mature estates like 986A typically trade at 5% to 15% premiums relative to comparable BTO units due to this occupancy immediacy and established community character. Against outer-ring HDB developments in Boon Lay, Pioneer, or Taman Jurong, 986A commands higher per-square-foot valuations attributable to its more central location and superior transport density, though these trade-offs may not justify the extra cost for all buyer profiles.

Which unit stack or floor level offers the best value proposition at this development?

Mid-floor units (floors 10 to 18 in HDB blocks of typical height) generally offer optimal value, balancing premium relative to lower floors whilst avoiding the height-dependent rental discounts affecting very high-floor units. Corner units on any floor command rental and capital value premiums of 8% to 12% due to superior natural light and ventilation, justifying higher asking prices if your objective is rental yield or rapid capital appreciation. Lower-floor units (floors 3 to 8) often trade at 5% to 10% discounts relative to mid-floor equivalents, primarily due to reduced light and perceived congestion from foot traffic, despite no functional disadvantage for families with mobility challenges or elderly occupants. High-floor units (above floor 20) command aesthetic premiums but may suffer rental demand erosion among families with young children reluctant to occupy high-rise HDB blocks. For most investors prioritising rental yield and steady appreciation, mid-floor, non-corner units offer the best risk-adjusted value, avoiding both the lower-floor discount and the high-floor rental drag.

What is the future supply pipeline for HDB developments in Jurong West, and how will it affect values at 986A?

The HDB's long-term master plan indicates gradual development of remaining vacant land in Jurong West through both BTO launches and en-bloc estate upgrading initiatives. New BTO projects, when launched, typically absorb first-time buyers and young families, potentially softening demand for mature estate properties in the short term. However, the district's designation as a major economic node with sustained employment growth, combined with Singapore's overall housing shortage, means new supply primarily accommodates population growth rather than displacing existing units. Supply pressure on 986A is therefore moderate; any resale price softness during BTO launch windows typically reverses within 18 to 24 months as occupancy timelines create pent-up demand among upgraders. The larger structural risk to Jurong West properties is industrial decentralisation or major employment relocation away from the western corridor, a low-probability scenario given decades of political and infrastructural investment in the area. Purchasers should expect modest annual appreciation (2% to 4%) driven by demand fundamentals rather than supply scarcity, consistent with the maturity and accessibility profile of the estate.

[For Sale] Hdb Flat At 986A Jurong West Street 93 — From S$568K