Blk 428 Jurong West Ave 1
JURONG WEST AVE 1 · JURONG WEST · Singapore 640428 · D22
Median PSF · 12m
S$440
Median price · 12m
S$412K
Latest sale
S$500K
Jul 2026
1-year change
-10.5%
Sales · 12m
3
33 all time
Gross yield
7.21%
no rental data
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +19.5%
- Annualised
- +19.5%
- Transactions
- 6
- 1 year
- -10.5%
- 3 years p.a.
- —
- 5 years p.a.
- +3.7%
- Median size
- 807 sqft
Against the neighbourhood
How it compares within D22
Jurong, Boon Lay, Tuas. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 428 Jurong West Ave 1 | D22 median | Difference |
|---|---|---|---|
| Median PSF | S$440 | S$524 | -16.1% |
| Median price | S$412K | S$550K | -25.1% |
| Gross rental yield | 7.21% | 7.47% | -0.3 pts |
| 1-year price change | -10.5% | +0.3% | -10.8 pts |
This development trades about 16% below the D22 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
56/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%88
How its median price per square foot compares with its own district.
- Rental yieldweight 20%77
Gross yield against every other development in its segment.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%50
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%40
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hong Kah MRT at 730 m.
- Price momentumweight 18%1
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Hong Kah MRT730 m
- Lakeside MRT1.0 km
- Tengah Plantation MRT1.1 km
- Tengah Park MRT1.3 km
Schools within 2 km
- Hua Yi Secondary Schoolsecondary (s1-s5)390 m
- Jurongville Secondary Schoolsecondary (s1-s5)400 m
- Fuhua Secondary Schoolsecondary (s1-s5)530 m
- Yuhua Secondary Schoolsecondary (s1-s5)570 m
- Shuqun Primary Schoolprimary610 m
- Pioneer Primary Schoolprimary890 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$500,000 | 1,141 sqft | S$438 | 01 TO 03 | 57 yr 8 mo |
| Feb 2026 | 3 ROOM | S$412,000 | 807 sqft | S$510 | 01 TO 03 | 58 yr 1 mo |
| Jan 2026 | 3 ROOM | S$355,000 | 807 sqft | S$440 | 01 TO 03 | 58 yr 3 mo |
| May 2025 | 3 ROOM | S$430,000 | 807 sqft | S$533 | 04 TO 06 | 58 yr 11 mo |
| Apr 2025 | 4 ROOM | S$499,000 | 1,109 sqft | S$450 | 04 TO 06 | 59 yrs |
| Sep 2021 | 3 ROOM | S$296,000 | 807 sqft | S$367 | 01 TO 03 | 62 yr 8 mo |
| Apr 2019 | 4 ROOM | S$328,000 | 1,109 sqft | S$296 | 01 TO 03 | 64 yr 11 mo |
| Apr 2013 | 4 ROOM | S$400,000 | 1,109 sqft | S$361 | 01 TO 03 | 70 yr 9 mo |
| Oct 2011 | 3 ROOM | S$331,500 | 807 sqft | S$411 | 04 TO 06 | 72 yr 3 mo |
| Dec 2010 | 4 ROOM | S$318,000 | 1,141 sqft | S$279 | 01 TO 03 | 73 yr 1 mo |
| Mar 2010 | 3 ROOM | S$220,000 | 807 sqft | S$273 | 01 TO 03 | 73 yr 10 mo |
| Aug 2009 | 3 ROOM | S$251,000 | 807 sqft | S$311 | 04 TO 06 | 74 yr 5 mo |
| Nov 2007 | 3 ROOM | S$171,000 | 807 sqft | S$212 | 01 TO 03 | 76 yr 2 mo |
| Jun 2007 | 4 ROOM | S$198,000 | 1,109 sqft | S$179 | 01 TO 03 | 76 yr 7 mo |
| Apr 2007 | 4 ROOM | S$190,000 | 1,109 sqft | S$171 | 04 TO 06 | 76 yr 9 mo |
| Aug 2006 | 3 ROOM | S$142,000 | 807 sqft | S$176 | 04 TO 06 | 77 yr 5 mo |
| Apr 2001 | 3 ROOM | S$135,000 | 807 sqft | S$167 | 04 TO 06 | 82 yr 9 mo |
| Jul 1999 | 4 ROOM | S$211,000 | 1,141 sqft | S$185 | 01 TO 03 | 84 yr 6 mo |
| May 1999 | 4 ROOM | S$200,000 | 1,109 sqft | S$180 | 01 TO 03 | 84 yr 8 mo |
| Apr 1999 | 4 ROOM | S$216,000 | 1,119 sqft | S$193 | 01 TO 03 | 84 yr 9 mo |
| Sep 1998 | 4 ROOM | S$232,000 | 1,119 sqft | S$207 | 04 TO 06 | 85 yr 4 mo |
| Jul 1998 | 3 ROOM | S$143,000 | 807 sqft | S$177 | 04 TO 06 | 85 yr 6 mo |
| Apr 1998 | 4 ROOM | S$245,000 | 1,141 sqft | S$215 | 04 TO 06 | 85 yr 9 mo |
| Jan 1998 | 3 ROOM | S$161,000 | 807 sqft | S$199 | 01 TO 03 | 86 yrs |
| Oct 1996 | 4 ROOM | S$330,000 | 1,109 sqft | S$298 | 04 TO 06 | 87 yr 3 mo |
| Aug 1996 | 4 ROOM | S$300,000 | 1,109 sqft | S$271 | 01 TO 03 | 87 yr 5 mo |
| May 1996 | 3 ROOM | S$154,000 | 807 sqft | S$191 | 04 TO 06 | 87 yr 8 mo |
| Aug 1995 | 4 ROOM | S$215,000 | 1,119 sqft | S$192 | 01 TO 03 | 88 yr 5 mo |
| Nov 1993 | 3 ROOM | S$88,000 | 807 sqft | S$109 | 01 TO 03 | 90 yr 2 mo |
| Dec 1992 | 3 ROOM | S$66,000 | 807 sqft | S$82 | 04 TO 06 | 91 yr 1 mo |
| Aug 1992 | 4 ROOM | S$88,000 | 1,119 sqft | S$79 | 01 TO 03 | 91 yr 5 mo |
| Jul 1992 | 3 ROOM | S$57,000 | 807 sqft | S$71 | 01 TO 03 | 91 yr 6 mo |
| Mar 1990 | 4 ROOM | S$87,500 | 1,109 sqft | S$79 | 04 TO 06 | 93 yr 10 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 427 Jurong West Ave 1
S$431
—2 sales5.6% yield
Blk 430 Jurong West Ave 1
S$469
+4.0%4 sales9.8% yield
Blk 423 Jurong West Ave 1
S$527
—4 sales8.0% yield
Blk 431 Jurong West Ave 1
S$411
-14.0%4 sales7.3% yield
Blk 416 Jurong West St 42
S$451
+1.1%3 sales6.5% yield
Blk 415 Jurong West St 42
S$433
+2.5%1 sales6.3% yield
Blk 418 Jurong West St 42
S$514
+3.7%1 sales
Blk 437 Jurong West Ave 1
S$448
+2.2%5 sales6.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.