Type

Units

Min Area

Price Range

3 BR

1292 sqft

S$725K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$725K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$145K on this acquisition.
Located 6 min (510 m) from EW25 Chinese Garden 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.

116 Jurong East Street 13: A Mature HDB Development in a Prime Urban Location

Situated in the heart of Jurong East, 116 Jurong East Street 13 represents a well-established residential community that has consistently attracted buyers seeking reliability, location, and value. This development stands as a cornerstone of Singapore's mature public housing landscape, offering units that combine practical living space with proximity to essential urban infrastructure.

The development's most compelling advantage is its strategic positioning just 510 metres—approximately a six-minute walk—from EW25 Chinese Garden MRT Station on the East-West Line. This proximity positions residents within easy reach of the wider regional transport network, enabling quick commutes to the central business district, Changi Airport, and employment clusters across the island. The East-West Line itself has proven remarkably resilient in supporting property values across its corridor, with stations in Jurong consistently demonstrating sustained demand from both owner-occupiers and investors.

Spatial Design and Practical Living

Units at this development feature generous floor areas, with offerings around 1,292 sqft providing substantial space for growing families and those upgrading from smaller units. The layout of these residences typically accommodates three bedrooms and two bathrooms, delivering the functionality that appeals to multi-generational households and buyers prioritising comfort over compression. In the context of Singapore's public housing market, this scale of accommodation represents excellent utility, particularly for families seeking room to expand without transitioning to private condominiums.

The maturity of the development means established lift access, well-maintained common areas, and a neighbourhood that has settled into a predictable pattern of maintenance and upkeep. Residents benefit from the stabilising effect of an older estate where infrastructure fatigue has been addressed through periodic upgrading initiatives characteristic of HDB's long-term asset management philosophy.

Jurong East as a Destination Precinct

Beyond the immediate residential setting, Jurong East itself has evolved into a comprehensive urban destination. The district hosts significant commercial and retail activity, with the Jurong East integrated transport hub serving as a focal point for business, shopping, and dining. This density of amenities creates sustained footfall and economic activity, supporting local property values through constant demand for proximate residential accommodation. Families appreciate the walkability to grocery stores, food courts, banking services, and entertainment options—factors that consistently underpin HDB property desirability across Singapore's mature estates.

The presence of diverse employment opportunities within Jurong East itself—spanning logistics, manufacturing, technology services, and corporate offices—means that residents may minimise their commute by securing work locally. This intra-district employment dynamic has historically been a driver of stable valuations in developments positioned as conveniently as this one.

Investment Thesis and Buyer Suitability

For first-time buyers, this development offers a pragmatic entry into HDB ownership without the premium pricing that proximity to the city centre typically commands. The combination of substantial usable area, established neighbourhood infrastructure, and reliable MRT access creates an accessible gateway for young professionals and newly-formed households seeking to plant roots in a functional, well-serviced precinct.

Upgraders moving from smaller flats or different districts find particular appeal in the generous spatial allocation, which accommodates growing families and lifestyle expansion without the dramatic jump in price that private property markets would impose. The development's maturity also resonates with this cohort, as existing systems and governance structures are proven and transparent.

From an investment perspective, the development attracts capital-conscious buyers recognising that HDB properties with strong MRT proximity maintain rental demand even during economic cycles. The East-West Line's coverage of major business and employment zones ensures that tenant pools remain deep, supporting yields that compare favourably to other public housing investments across the island.

Market Position and Valuation Fundamentals

Pricing across this development reflects its mature status, established location, and the breadth of comparable transactions that have occurred in the immediate vicinity. Historical resale data from Jurong East HDB blocks demonstrates that properties combining reasonable distance to MRT, family-sized units, and neighbourhood amenities command consistent demand. The per-square-foot metrics for similar developments in this precinct serve as reliable benchmarks, and transactions typically cluster within predictable ranges reflecting macroeconomic conditions and overall HDB market sentiment.

The development's position within the East-West Line corridor benefits from relative supply stability—newer HDB launches have been concentrated in peripheral growth areas, meaning that established Jurong East blocks retain comparative scarcity value among buyers prioritising immediate infrastructure and urban integration over newness.

Financing and Ownership Considerations

Prospective buyers should be mindful that HDB property ownership operates under distinct regulatory frameworks compared to private residential stock. Loan-to-value ratios, maximum loan tenure, and eligible lending institutions all follow Housing and Development Board guidelines, which generally favour owner-occupiers and provide favorable mortgage terms for first-time buyers. Buyers considering this as a second property should account for Additional Buyer's Stamp Duty implications, currently assessed at 20% for Singapore Citizens acquiring a second residential property—a material cost that should be factored into overall investment returns and entry budgeting.

Total Debt Servicing Ratio (TDSR) requirements mandate that buyers' total outstanding debt servicing does not exceed 60% of their gross monthly income, a threshold that most institutional lenders enforce rigorously. Given typical pricing at this development, qualified buyers with stable employment typically clear this hurdle without constraint, though those with existing mortgage commitments should model their serviceability carefully.

Long-Term Ownership and Resale Dynamics

HDB flats operate on lease tenure rather than freehold ownership, with most public housing stock granted on 99-year leases. As properties approach the mid-point of their lease term, resale values may experience moderation, though Singapore's government has introduced several mechanisms—including lease-top-up schemes and subsidised upgrading programmes—to sustain value preservation. Buyers acquiring at this development should understand that lease decay represents a gradual, rather than catastrophic, factor in long-term appreciation, and should factor expected lease-top-up costs into their extended ownership horizon.

The development's location within an established, well-maintained estate with robust social infrastructure and community services positions it favourably within the HDB market context. These factors have consistently supported demand from subsequent buyer cohorts, even as units age, provided that MRT proximity and neighbourhood amenities remain intact.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 116 Jurong East Street 13?

HDB properties at this development typically generate rental yields in the region of 2.5% to 3.5% gross per annum, depending on unit configuration, floor level, and precise market conditions at the time of purchase. The proximity to Chinese Garden MRT Station and Jurong East's dense employment base ensure reliable tenant demand, particularly from young professionals and families seeking affordable public housing rentals. Investors should note that HDB rental regulations permit leasing only to Singapore citizens and their immediate family members, which constrains the tenant pool compared to private rental markets but stabilises demand among a substantial residential demographic. Yields of this magnitude compare reasonably to other mature HDB blocks across the East-West Line, though investors should account for 20% Additional Buyer's Stamp Duty (ABSD) on acquisition, which materially impacts cash-on-cash returns in the early holding period.

How does the per-square-foot pricing at 116 Jurong East Street 13 compare to recent resale transactions in the same area?

Recent resale activity in the Jurong East precinct, particularly among comparable three-bedroom HDB units with similar floor areas and MRT proximity, has generally settled in the S$550 to S$600 per-square-foot range for units in good condition. 116 Jurong East Street 13's pricing aligns closely with this benchmark, reflecting the development's maturity, established neighbourhood status, and the availability of comparable stock in the district. Units in higher-floor positions or with preferred stack locations typically command premiums of 5% to 10% above the average, whilst ground-level or less-desirable positions may trade at modest discounts. The consistency of per-square-foot values across this precinct indicates an efficient market where buyers can readily identify value, and recent transactions provide robust reference points for assessing current offering prices.

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

Singapore Citizens acquiring a second residential property, including HDB flats at 116 Jurong East Street 13, are liable for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit priced at S$725,000, this equates to S$145,000 in ABSD payable at the point of execution, a substantial cost that materially affects the true acquisition cost and effective yield for investment-motivated buyers. This duty is in addition to the standard Buyer's Stamp Duty and legal fees, and is collected upfront, requiring buyers to factor this significant outlay into their financing and cash-on-hand planning. Second-property investors should carefully model whether projected rental yields and capital appreciation justify the 20% ABSD drag, and should consider whether this development's fundamentals warrant the additional cost compared to other investment opportunities in the HDB market.

What is the lease decay risk at 116 Jurong East Street 13, and how might it affect future resale value?

Most HDB properties operate under 99-year leases, with 116 Jurong East Street 13 likely falling into this category given its vintage as a mature development. As leases decay—particularly as properties cross the midpoint (around 49 to 50 years remaining)—resale values may moderate, reflecting the finite tenure remaining and the eventual need for lease top-ups at considerable expense. Singapore's government has introduced lease-top-up programmes that allow owners to extend their lease by an additional 30 years at subsidised rates, though this mechanism has eligibility criteria and is not universally available to all buyers. For owners with a multi-decade holding horizon, lease decay represents a gradual factor rather than a cliff-edge threat, but buyers acquiring with a 15 to 20-year resale horizon should be cognisant that their buyers will inherit significantly lower lease tenure, potentially constraining their own resale pool. Prospective purchasers should obtain the exact lease commencement date and verify remaining tenure before acquisition, as this directly impacts the property's long-term value trajectory and financing availability.

How does proximity to Chinese Garden MRT Station affect demand and capital appreciation for this development?

Proximity to an MRT station ranks among the most powerful demand drivers in Singapore's property markets, and Chinese Garden Station's position on the East-West Line ensures consistent, reliable transport connectivity across the island. This accessibility supports demand from multiple buyer cohorts—commuters prioritising journey time efficiency, families seeking integrated urban living, and investors recognising that MRT-proximate properties sustain tenant pools more reliably than distant alternatives. Historically, HDB developments within 600 metres of an MRT station have demonstrated superior resale velocity and more resilient valuations during economic cycles compared to estates requiring longer walking distances or feeder bus services. The East-West Line's extensive coverage of employment clusters—from the city centre to Changi—means that demand for housing near its stations remains secular and structural rather than cyclical. Capital appreciation at MRT-proximate HDB blocks has typically outpaced developments in outer areas by 0.5% to 1% per annum over long periods, a seemingly modest differential that compounds meaningfully over 15 to 20-year ownership horizons.

Is 116 Jurong East Street 13 suitable for first-time homebuyers, upgraders, and investors, or particular buyer cohorts?

This development appeals across multiple buyer profiles, each for distinct reasons. First-time buyers benefit from the pragmatic entry point—substantial space at accessible pricing, established neighbourhood infrastructure, and transparent HDB financing mechanisms that favour initial purchase. Upgraders relocating from smaller public flats or different districts appreciate the spatial expansion without the premium levied by private condominiums, plus the reliability of an established estate with proven systems and governance. Investors recognising HDB's regulatory protections, stable tenant demographics, and resilient rental demand find value in the MRT proximity and Jurong East's employment density, accepting that yields are moderate but stable. Owner-occupiers seeking family homes with reasonable commute profiles and local amenities regard this development as a practical, no-frills option that delivers functionality over prestige. The development's broad appeal across these cohorts is itself a strength—it suggests resilient secondary demand and lower execution risk on eventual resale, as the buyer pool remains large and diverse rather than narrowly specialised.

What TDSR headroom should buyers expect at typical price points for 116 Jurong East Street 13?

The Total Debt Servicing Ratio (TDSR) framework limits buyer financing to 60% of gross monthly income, and at typical pricing around S$725,000, a buyer securing 80% loan-to-value financing (approximately S$580,000) over a 25-year tenure would incur monthly servicing of roughly S$2,800 to S$3,000 depending on prevailing interest rates and lender margins. This implies that buyers with monthly household income of approximately S$5,000 to S$5,200 would be at the threshold of TDSR compliance, whilst those earning S$6,500 or more would enjoy comfortable headroom. First-time HDB buyers benefit from more generous LTV allowances (up to 90% in many cases) and access to concessional interest rates, which materially improves affordability at typical price points. Buyers with existing mortgage or consumer debt commitments should model their total servicing obligations carefully, as these consume TDSR headroom and may necessitate larger cash down-payments or extended loan tenures to satisfy lender requirements. The relatively accessible pricing at this development means that TDSR constraints are manageable for most employed, credit-worthy Singapore Citizen households, though individual circumstances vary significantly.

How does 116 Jurong East Street 13 compare to nearby competing HDB developments in the Jurong area?

The Jurong East precinct contains several HDB blocks of similar vintage and configuration, including developments on Jurong East Street, Penjuru Lane, and adjacent streets, all competing for the same buyer and tenant cohorts. 116 Jurong East Street 13's principal competitive advantages centre on its walkability to Chinese Garden MRT (approximately 510 metres) and alignment with Jurong East's commercial hub—factors that directly enhance both lifestyle convenience and rental demand. Comparable blocks situated 800 metres to 1 kilometre from the nearest station or positioned in less-integrated locations typically exhibit marginally lower per-square-foot valuations and longer resale timeframes, reflecting the premium that MRT proximity commands. Newer HDB launches in peripheral areas such as Tengah or Sembawang may offer fresher finishes and modern design, but command premiums that offset their newness advantage, making established Jurong East blocks competitive on value-for-money grounds for buyers prioritising location over cosmetic newness. Within the Jurong East precinct specifically, this development holds its own as a well-positioned option without commanding a significant locality premium, suggesting pricing efficiency and broad alignment with neighbourhood market expectations.

Which unit stack or floor level offers the best value at 116 Jurong East Street 13?

Within mature HDB developments, unit positioning significantly influences both pricing and investment return. Mid-range floors (typically the 8th to 14th storeys in a block) generally offer the strongest value proposition, balancing the privacy and light benefits of higher floors against the reduced pricing of lower storeys where some buyers perceive higher noise exposure or reduced natural ventilation. Lower-floor units (2nd to 5th storey) frequently trade at 5% to 10% discounts to mid-floor equivalents, and discerning investors recognise this as an opportunity if they can secure tenants willing to accept ground-proximity in exchange for lower rent. Higher floors (15th storey and above) typically command premiums of 8% to 15%, reflecting preferences for panoramic views and reduced traffic noise, but these premiums may not justify the acquisition cost premium in terms of rental yield or long-term appreciation. Within a block, stack positions facing Jurong East Street directly benefit from better commercial visibility and may marginally outperform side-facing units, though this effect is modest in a residential context. Buyers optimising for value should prioritise mid-floor, centrally-stacked units with reasonable condition and practical access, as these offer the most balanced profile without paying inflated premiums for attributes with limited financial return.

What is the future supply pipeline for HDB in the Jurong district, and how might it affect 116 Jurong East Street 13's long-term demand?

Housing and Development Board's long-term planning indicates that Jurong, as an established mature estate, will experience comparatively restrained new HDB supply relative to peripheral growth areas such as Tengah, Sengkang, and Punggol where master-planned new towns are under development. This relative supply constraint actually supports valuations at established Jurong blocks by limiting competition from newer inventory, and means that owner-occupier demand for Jurong East housing will increasingly be satisfied through resale markets rather than new launches. The strategic importance of Jurong as Singapore's industrial and commercial heartland, combined with the absence of large new HDB developments in the immediate precinct, suggests that the underlying demand for residential accommodation—particularly family-sized units—will remain robust across the medium term. Investors and upgraders should regard the limited new supply in Jurong East as a stabilising factor rather than a threat, as it reduces the risk of oversupply and suggests that existing stock will retain relative scarcity value. However, buyers should also recognise that without refreshment of the housing stock through new developments, Jurong's demographics may gradually trend older, which could moderately influence community character over the very long term, though this process unfolds over decades rather than years.

116 Jurong East Street 13 — From S$725K