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: Established HDB Living in a Mature District

986A Jurong West Street 93 represents a well-established residential address in one of Singapore's most developed and stable housing precincts. Located within the broader Jurong West estate, this development offers multi-bedroom units designed to accommodate families, upgraders, and savvy investors seeking reliable long-term value in a neighbourhood with proven demand fundamentals.

The property sits in an enviable position relative to public transport infrastructure. Pioneer MRT Station on the East-West Line lies merely 260 metres away—approximately a 3-minute walk—making daily commutes to the CBD, business parks, and other major employment nodes straightforward and affordable. This proximity to mass rapid transit is a material advantage, underpinning both rental appeal and resale momentum across the Jurong West precinct.

Location, Connectivity, and Neighbourhood Context

Jurong West has evolved into one of Singapore's most mature and self-sufficient residential districts. Beyond MRT access, the neighbourhood benefits from a comprehensive ecosystem of schools, shopping facilities, hawker centres, and medical services developed over several decades. This maturity appeals particularly to families who value convenience and established community infrastructure.

The East-West Line, served by Pioneer Station, is one of Singapore's most heavily trafficked corridors, connecting the western residential heartland directly to the city centre. Commute times to Marina Bay, Raffles Place, and other commercial hubs are typically under 25 minutes, a significant draw for working professionals. The line also serves major employment clusters in Changi, making 986A Jurong West Street 93 particularly attractive to those with east-facing commutes.

Beyond transport, the surrounding district features established schools, polyclinics, and leisure facilities, all contributing to a complete residential ecosystem. Jurong West has consistently attracted strong demand from upgraders—households moving from 2-bedroom to 3-bedroom units—as well as first-time buyers seeking affordable entry into home ownership.

Unit Specifications and Pricing

Units at 986A Jurong West Street 93 are configured with three bedrooms and two bathrooms, with floor areas around 1,001 square feet. This layout is the de facto standard for mid-sized HDB flats and appeals to a broad cross-section of owner-occupiers. Current asking prices begin from S$568,000, positioning the development within reach of middle-income households whilst maintaining competitive psf valuations relative to comparable Jurong West stock.

The price-to-area ratio sits well within the envelope for a mature estate with established MRT proximity. Similar 3-bedroom units within the broader Jurong West district have transacted recently in the S$550,000–S$600,000 range, depending on unit stack, floor level, and specific block condition. 986A Jurong West Street 93 therefore represents fair value for buyers prioritising location certainty and connectivity over newer developments with longer lease tenures.

Investment Considerations and Rental Yield Potential

For investors, this development presents a straightforward value proposition. Jurong West is one of Singapore's most densely occupied residential districts, with a substantial pool of working professionals and young families seeking rental accommodation. 3-bedroom units in this area typically achieve gross rental yields in the 3–4% range, depending on unit condition, floor level, and current market sentiment.

A unit purchased at S$568,000 and rented at approximately S$2,100–S$2,300 per month would deliver a gross yield of circa 4.4–4.8%, before accounting for property tax, maintenance, and agent fees. Whilst this is modest by international standards, it reflects Singapore's mature property market and the stability that Jurong West offers. The appeal lies in the combination of steady rental demand and long-term capital preservation in an established estate rather than spectacular annual returns.

Investors should note that HDB flats carry mandatory 30-year minimum holding periods before resale eligibility. This regulatory framework means that property at 986A Jurong West Street 93 is suited to investors with decade-plus horizon expectations, not short-term traders. However, Jurong West's track record of steady appreciation and consistent rental demand makes this constraint less onerous than in nascent or speculative locations.

Stamp Duty and Financing Implications

Buyers acquiring a second residential property face an Additional Buyer's Stamp Duty (ABSD) liability of 20% on the purchase price, applicable to Singapore Citizens purchasing their second home. For a unit at 986A Jurong West Street 93 priced at S$568,000, ABSD would total S$113,600, materially increasing the total acquisition cost alongside standard Buyer's Stamp Duty and legal fees.

First-time buyers are exempt from ABSD and pay only the standard Buyer's Stamp Duty schedule, making initial purchase far more affordable. This distinction is significant when evaluating affordability. First-timers should also explore HDB's various subsidised financing schemes, which typically offer interest rates lower than commercial bank mortgages, further improving accessibility.

For upgraders and investors, the 20% ABSD substantially increases the effective purchase price and should be incorporated into cash flow projections. Property at 986A Jurong West Street 93 remains viable under this tax burden, but the quantum should not be overlooked when assessing overall yield or capital appreciation requirements to justify acquisition.

Lease Tenure and Long-Term Resale Value

As an HDB flat, units at 986A Jurong West Street 93 carry a 99-year lease tenure from the date of original allocation. For resale units, the remaining lease period is a critical determinant of valuation and financing eligibility. Buyers should confirm the specific lease expiration date before committing, as banks typically cap mortgages on properties with fewer than 60 years remaining, materially constraining future resale pools and price trajectories.

Jurong West properties have benefited from HDB's periodic upgrading initiatives and proximity to amenities, which have helped stabilise values even as lease decay approaches. However, as lease terms shorten below 60 years, resale velocity and pricing power inevitably decline. Purchasers in 986A Jurong West Street 93 should factor this into their investment timeline, particularly if holding beyond 25–30 years.

HDB has signalled openness to lease renewal schemes in selected estates, though no formal programme currently applies universally. This regulatory uncertainty adds a small premium of risk to properties with decaying leases, making lease remaining term one of the most material due-diligence items in HDB resale transactions.

Buyer Suitability and Market Positioning

986A Jurong West Street 93 appeals most strongly to upgraders transitioning from 2-bedroom to 3-bedroom accommodation, first-time buyers with stable household incomes seeking affordable ownership, and property investors targeting steady rental yield in an established precinct. The development's location within a mature estate with proven demand fundamentals makes it less speculative and more suitable for conservative buyer profiles.

High-net-worth buyers seeking architectural prestige, new-build premiums, or trophy asset positioning will likely find newer private condominiums or landed properties more aligned with their objectives. Similarly, investors pursuing capital appreciation in emerging districts may perceive Jurong West as offering slower growth relative to new-launch precincts with longer lease tenures and premium positioning.

Conversely, buyers prioritising affordability, connectivity, established community infrastructure, and predictable resale demand will find 986A Jurong West Street 93 a rational choice. The combination of reasonable pricing, proximity to a major transport node, and decades of stable neighbourhood performance creates a compelling value proposition for pragmatic owner-occupiers and yield-focused investors.

Financing and Debt Servicing Capacity

At current pricing around S$568,000, borrowers with standard household incomes will require mortgages in the S$400,000–S$450,000 range, assuming 20–30% down-payment contributions. At typical HDB mortgage rates of 2.6–2.8% per annum, monthly servicing would range from approximately S$2,000–S$2,300 over a 25-year term.

Debt Service-to-Income Ratio (TDSR) restrictions, typically capped at 60% of gross monthly income, mean that borrowers need household incomes above S$3,500–S$3,800 per month to comfortably service financing at this price point. This threshold sits within reach of dual-income household profiles typical in Jurong West and filters out only the lowest-income segments of the market, ensuring a broad financing base.

Buyers should engage with HDB or commercial lenders early to establish pre-approval quantum and confirm that Total Debt Obligations remain within regulatory caps, particularly if carrying existing debts from credit cards, personal loans, or car financing. Property at 986A Jurong West Street 93 is generally affordable on conventional professional incomes, but cash flow modelling remains essential to avoid over-leveraging.

Competitive Context and Market Comparables

The Jurong West precinct contains numerous comparable HDB developments, including nearby estates along Jurong West Street with similar 3-bedroom configurations and varying lease expiration timelines. Recent transacted comparables in the immediate vicinity have traded in the S$540,000–S$605,000 band, depending on block age, unit stack, and floor level specifics.

986A Jurong West Street 93 prices competitively within this range, offering neither a premium valuation nor an obvious bargain. The absence of dramatic price differentiation reflects the relative homogeneity of HDB supply in mature estates, where location, lease tenure, and unit condition drive differentiation far more than architectural uniqueness or master-planning novelty. Buyers should view price reasonableness relative to immediate neighbouring blocks rather than comparing to new-launch private projects, which operate under entirely different economic models.

Competition from newer HDB launches in adjacent precincts (Bukit Batok, Clementi) is modest, as those developments cater to first-time buyers and offer longer lease tenures. The primary competition for 986A Jurong West Street 93 stems from comparable resale stock in the same micromarket, making direct price comparisons and site visits essential to establish fair value.

Future District Supply and Market Outlook

Jurong West is a mature estate with limited greenfield HDB development capacity. Most new supply in the broader Jurong planning area has shifted eastward to emerging precincts with longer lease tenures. This supply constraint is structurally supportive of valuations in established Jurong West blocks, as the population must be accommodated within existing housing stock, creating sustained rental demand and floor-price support.

The Government's focus on new HDB launches in decentralised growth centres—such as Tengah and Punggol—means that Jurong West will continue to evolve as a mature, stable residential precinct rather than one experiencing rapid appreciation driven by new supply dynamics. This trajectory favours conservative, income-focused investors over growth-oriented speculators, but provides long-term stability for owner-occupiers planning decade-plus residency.

Masterplans for Jurong have emphasised mixed-use regeneration and economic diversification, with expanded commercial and tech-hub functions potentially boosting employment density and rental demand. These longer-term district initiatives suggest steady, if unspectacular, capital appreciation in established residential blocks like 986A Jurong West Street 93 over the next 10–20 years.

Conclusion

986A Jurong West Street 93 represents pragmatic, affordable residential real estate in a location that has earned its reputation through decades of stable performance. The development's proximity to Pioneer MRT, reasonable pricing from S$568,000, and position within a mature district with complete amenities make it a sensible choice for first-time buyers, upgraders, and conservative investors. Whilst it offers no speculative excitement or architectural cachet, it delivers reliability, accessibility, and predictable resale demand—the fundamentals that sustain long-term property wealth in Singapore's mature residential landscape.

Frequently Asked Questions

What rental yield might an investor expect from a unit at 986A Jurong West Street 93?

Investors in 3-bedroom units at this development can typically anticipate gross rental yields between 3.8% and 4.8%, depending on unit condition, floor level, and prevailing market conditions. A property purchased at S$568,000 and rented at S$2,100–S$2,300 monthly would deliver yields in the upper range of this band. Jurong West maintains strong rental demand owing to its established community infrastructure, proximity to Pioneer MRT, and concentration of working professionals, making consistent tenant acquisition feasible. However, investors must account for HDB property tax (approximately 4–5% annually of assessed value), agent commissions, and maintenance costs, which collectively reduce net yield to roughly 2.5–3.5%. This modest but stable return profile suits conservative investors with long holding horizons rather than those pursuing aggressive capital appreciation.

How does the psf pricing at 986A Jurong West Street 93 compare to recent market transactions in the same district?

Units at 986A Jurong West Street 93 price at approximately S$567 per square foot based on the S$568,000 asking price for a 1,001 sqft unit. Recent comparable transactions for 3-bedroom HDB flats within the immediate Jurong West precinct have transacted at S$540–S$600 psf, positioning this development squarely within the established valuation envelope. Variability across recent transactions reflects unit stack differences (higher floors command premiums of 3–7%), block age and renovation status, and proximity to amenities or MRT access points. Properties closer to Pioneer MRT tend to trade at the higher end of the Jurong West psf range, suggesting that 986A's pricing reflects fair compensation for its convenient 3-minute walk to the station. Buyers should verify recent sold comparables for specific block numbers and floor levels to confirm that advertised pricing aligns with true market value in this micromarket.

What is the Additional Buyer's Stamp Duty impact for second-property buyers purchasing at this development?

Singapore Citizens acquiring a second residential property face an Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, payable to the Inland Revenue Authority of Singapore. For a property at 986A Jurong West Street 93 priced at S$568,000, ABSD would amount to S$113,600, substantially increasing total acquisition costs alongside standard Buyer's Stamp Duty (which ranges from 1–4% depending on price band) and legal/conveyancing fees totalling approximately S$3,000–S$5,000. This 20% ABSD is not recoverable and represents a permanent increase in the cost base for capital appreciation calculations. Second-property buyers should therefore model acquisition costs at approximately S$684,600–S$690,000 total, rather than the headline S$568,000 purchase price. First-time buyers are exempt from ABSD entirely, making initial ownership dramatically more affordable, whilst upgraders and investors must factor the 20% levy into their investment thesis to ensure sufficient future capital appreciation or rental yield to justify the expense.

What is the lease decay risk for resale value at 986A Jurong West Street 93, and how does it affect long-term appreciation?

As an HDB flat, 986A Jurong West Street 93 carries a 99-year lease from the date of original allocation. The remaining lease term is critical—once a property falls below 60 years remaining, most commercial banks will decline mortgage financing, effectively shrinking the buyer pool and constraining resale velocity and pricing power. Buyers should confirm the exact lease expiration date before purchase; if the property was allocated in the 1980s, fewer than 60 years may remain, creating material refinancing and resale obstacles within 20–30 years. Properties with 50–60 years remaining typically experience price discounts of 10–15% relative to those with 70+ years, reflecting the financing constraint. HDB has occasionally introduced lease renewal or top-up schemes in selected estates, but no universal programme currently applies, meaning purchasers should assume the current 99-year tenure without expecting government intervention to extend it. Long-term investors should factor declining lease value into their capital appreciation assumptions; owner-occupiers planning 20-year residency timelines will likely face reduced resale demand and pricing as lease decay accelerates, particularly if remaining tenure approaches the 60-year mortgage threshold.

How does proximity to Pioneer MRT Station affect demand and capital appreciation at this development?

Pioneer MRT Station's location just 260 metres (3-minute walk) from 986A Jurong West Street 93 is a material demand driver and capital appreciation anchor. Properties within 5-minute walking distance of MRT stations consistently command 5–10% pricing premiums relative to non-MRT-proximate comparables, reflecting the convenience and reduced transport costs for commuters. The East-West Line itself is Singapore's busiest and most heavily trafficked corridor, connecting Jurong West directly to the CBD, Changi Airport, and major employment clusters without requiring bus transfers. This transport superiority drives sustained rental demand from working professionals and students, underpinning both occupancy rates and rental yield stability over decades. Capital appreciation in MRT-proximate mature estates typically outpaces non-connected neighbourhoods by 1–2% annually over 10+ year horizons, a material difference compounded over time. Buyers should recognise that whilst Jurong West itself is mature with limited explosive growth potential, the East-West Line connectivity ensures that 986A Jurong West Street 93 maintains structural demand support and pricing resilience through economic cycles, making it particularly attractive to conservative investors prioritising value preservation over speculative upside.

Which buyer profiles are best suited to property at 986A Jurong West Street 93?

First-time homebuyers represent the most naturally aligned buyer profile, particularly dual-income households aged 28–40 with combined annual incomes of S$80,000–S$120,000. The ABSD exemption, access to HDB subsidised mortgage rates, and affordable S$568,000+ entry pricing make ownership realistically achievable for this demographic without extreme financial strain. Upgraders transitioning from 2-bedroom to 3-bedroom units in the same district also find strong alignment, as they understand the neighbourhood, value the established infrastructure, and seek efficient relocation within a trusted precinct. Conservative investors seeking steady rental yield of 3.5–4.5% with minimal vacancy risk in a stable neighbourhood—rather than capital appreciation in emerging precincts—will find the development's fundamentals attractive. Young families prioritising school catchment areas, established community facilities, and convenient MRT commutes benefit significantly from Jurong West's maturity. Conversely, high-net-worth individuals seeking architectural prestige, new-build premiums, or trophy properties, as well as growth-focused investors betting on rapid capital appreciation in emerging districts, will likely find 986A Jurong West Street 93 insufficiently glamorous or dynamic. The property suits pragmatists over optimists, and conservative value-investors over speculative opportunists.

What Total Debt Service Ratio (TDSR) and financing headroom exist at typical price points for this development?

A unit at 986A Jurong West Street 93 priced at S$568,000 typically requires a mortgage of S$400,000–S$450,000, assuming 20–30% down-payment contributions. At current HDB mortgage rates of approximately 2.6–2.8% per annum over a standard 25-year term, monthly servicing costs range from S$2,000–S$2,300. HDB and commercial banks enforce a TDSR cap of 60% of gross monthly household income, meaning borrowers require gross monthly incomes exceeding S$3,500–S$3,800 to comfortably accommodate the primary mortgage within regulatory limits. This threshold sits within reach for dual-income professional households earning S$60,000+ annually (S$5,000+ monthly household gross income), making the development accessible to a broad swath of middle-income Singapore residents. Borrowers with existing debts (car loans, credit cards, personal loans) will have lower financing capacity, as TDSR encompasses all debt obligations, not just the primary mortgage. Prospective buyers should obtain pre-approval from HDB or a commercial lender early to confirm exact borrowing quantum available; this exercise typically takes 1–2 weeks and provides clarity on maximum affordable purchase price within individual debt servicing constraints.

How does pricing and supply at 986A Jurong West Street 93 compare to competing developments in adjacent precincts?

The most direct competition for 986A Jurong West Street 93 comes from comparable 3-bedroom HDB flats across the broader Jurong West estate, which trade at S$540,000–S$605,000 depending on block age, floor stack, and lease remaining. These neighbouring developments offer essentially identical unit specifications and amenities, meaning price competition is intense and margins for seller premium are narrow. Secondary competition derives from emerging HDB developments in adjacent precincts such as Bukit Batok and Clementi, which typically offer longer lease tenures (larger remaining term) but less established community infrastructure and lower MRT proximity. Newer HDB launches targeting first-time buyers position at S$400,000–S$500,000 entry pricing for smaller units, making them attractive to younger demographics but less suitable for upgraders seeking 3-bedroom space. Private condominium developments in Jurong, such as newer en-bloc regenerated projects, compete at S$800,000+ and cater to higher-income households seeking premium finishes and amenities; these are not realistic alternatives for middle-income buyers at 986A. Overall, 986A Jurong West Street 93 occupies a narrow but stable competitive niche—established, MRT-proximate HDB stock in a proven neighbourhood—with pricing reflecting true supply-demand equilibrium rather than speculative volatility.

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

Units on floors 4–15 typically represent the optimal value sweet spot at 986A Jurong West Street 93, offering meaningful apartment stack premiums (5–10% relative to ground and first-floor units) without the escalating price inflation of penthouses or high-floor prestige positioning (which command 15–25% premiums). Mid-stack units also benefit from superior natural ventilation, better drying capabilities, and reduced street-level noise relative to ground-floor units, which face security and acoustic challenges. Higher floors (16+) command significant premiums that often exceed the marginal benefit to typical owner-occupiers, making them poor value for cost-conscious buyers; these are better suited to aesthetes willing to pay for vista-based utility. Ground and first-floor units occasionally trade at discounts of 5–8% to market, reflecting legitimate concerns about security, dampness, and street activity, but represent legitimate value opportunities for investors comfortable with light tenant screening to mitigate risk. Corner units typically command modest premiums (2–3%) owing to superior natural light and ventilation, making them modestly more expensive than interior-facing stock but not justifying premium positioning. Buyers should physically inspect floor stacks within budget constraints and prioritise unit condition and remaining lease tenure over raw floor height; in mature estates like Jurong West, the marginal amenity benefits of high-floor positioning are overvalued relative to the substantial price markup required.

What is the future supply pipeline and market outlook for the Jurong West district over the next decade?

Jurong West is a mature estate with negligible greenfield HDB development capacity remaining. Future new HDB supply in the broader Jurong planning zone has shifted eastward to emerging precincts such as Tengah, Bukit Batok, and Punggol, where longer lease tenures (99-year or Freehold) appeal to first-time buyers and investors. This structural supply constraint is strategically supportive of valuations in established Jurong West, as the district's resident population must be accommodated within the existing housing stock, creating persistent rental demand and floor-price stability. Government masterplans for Jurong have emphasised mixed-use economic regeneration, including expanded tech-hub facilities, commercial office space, and retail precincts intended to boost employment density and justify higher-value residential pricing. These initiatives suggest steady, though not explosive, capital appreciation in residential stock like 986A Jurong West Street 93 over 10–20 year horizons, driven by employment growth and limited supply elasticity rather than speculative new-launch premiums. Buyers should recognise Jurong West as a stable, mature neighbourhood offering modest but reliable appreciation rather than a growth frontier; this profile suits conservative owner-occupiers and yield-focused investors far better than those pursuing rapid capital gains in emerging precincts or betting on speculative urban transformation.

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