PSF moved 3.8% in a single month — downward pressure in Jurong East is real, not statistical noise.
Transaction volume picked up in Jurong East in July 2026, with 46 resale transactions compared to 31 in June. Month-on-month, the town median PSF softened 3.8% to $533 — giving buyers a softer entry point. The town sits below the regional median of $552 psf (-3.4%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026
Jurong East median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Jurong East |
|---|---|---|
| Jurong East | $533 | — |
| West Region | $552 | +3.5% |
| Island Wide | $594 | +11.4% |
Jurong East ranks #4 of 7 West region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Jurong East St 32 | 3 transactions | $506 |
| Jurong East St 24 | 2 transactions | $556 |
| Jurong East St 32 | 2 transactions | $506 |
| Teban Gdns Rd | 2 transactions | $568 |
| Jurong East St 32 | 2 transactions | $443 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 46 | $395,000 | $459,000 | $558,000 | $533 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 23 | $382,500 | $395,000 | $412,500 | $537 |
| 4-Room | 14 | $493,750 | $531,500 | $551,000 | $500 |
| 5-Room | 8 | $680,950 | $705,000 | $740,222 | $550 |
| Executive | 1 | $900,000 | $900,000 | $900,000 | $581 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $533 median PSF represents a 3.8% dip against June's $555. Transaction count rose 48% from 31 to 46. If you're a buyer, this is a reasonable window to negotiate.
Jurong East St 32 led with 3 transactions (7% of all town resale) at a median $506 psf — 5% below the town median. Jurong East St 24 followed with 2 transactions.
3-Room flats led resale activity in July 2026, accounting for 23 of 46 transactions (50%) at a median $537 psf. That flat type's PSF moved 3.3% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 285C Toh Guan Rd | Executive | 01 TO 03 | 1,550 | $900,000 | $581 | 71 years 05 months |
| 288D Jurong East St 21 | 5-Room | 19 TO 21 | 1,324 | $886,000 | $669 | 72 years 10 months |
| 265 Toh Guan Rd | 5-Room | 19 TO 21 | 1,302 | $800,888 | $615 | 71 years 04 months |
| 267 Toh Guan Rd | 5-Room | 10 TO 12 | 1,302 | $720,000 | $553 | 71 years 04 months |
| 111 Jurong East St 13 | 5-Room | 19 TO 21 | 1,292 | $710,000 | $550 | 54 years 03 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 240A Jurong East Ave 1 | 3-Room | 04 TO 06 | 732 | $540,000 | $738 | 92 years 11 months |
| 20 Teban Gdns Rd | 3-Room | 01 TO 03 | 775 | $450,000 | $581 | 86 years 03 months |
| 247 Jurong East St 24 | 3-Room | 10 TO 12 | 732 | $433,000 | $592 | 56 years |
| 115 Jurong East St 13 | 3-Room | 10 TO 12 | 721 | $430,000 | $596 | 53 years 11 months |
| 249 Jurong East St 24 | 3-Room | 07 TO 09 | 721 | $422,000 | $585 | 55 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 268 Toh Guan Rd | 4-Room | 13 TO 15 | 1,087 | $620,000 | $570 | 71 years 07 months |
| 22 Teban Gdns Rd | 4-Room | 25 TO 27 | 990 | $615,000 | $621 | 86 years 03 months |
| 341 Jurong East Ave 1 | 4-Room | 07 TO 09 | 1,119 | $560,000 | $500 | 55 years 11 months |
| 105 Jurong East St 13 | 4-Room | 07 TO 09 | 969 | $552,000 | $570 | 66 years 01 month |
| 21 Teban Gdns Rd | 4-Room | 01 TO 03 | 936 | $548,000 | $585 | 86 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 288D Jurong East St 21 | 5-Room | 19 TO 21 | 1,324 | $886,000 | $669 | 72 years 10 months |
| 265 Toh Guan Rd | 5-Room | 19 TO 21 | 1,302 | $800,888 | $615 | 71 years 04 months |
| 267 Toh Guan Rd | 5-Room | 10 TO 12 | 1,302 | $720,000 | $553 | 71 years 04 months |
| 111 Jurong East St 13 | 5-Room | 19 TO 21 | 1,292 | $710,000 | $550 | 54 years 03 months |
| 21 Teban Gdns Rd | 5-Room | 04 TO 06 | 1,270 | $700,000 | $551 | 86 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 285C Toh Guan Rd | Executive | 01 TO 03 | 1,550 | $900,000 | $581 | 71 years 05 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
4-Room flats in Jurong East show a real lease-decay gap — units with 80-89 years remaining trade at $645 psf against $484 psf for the under-60 band, a 25% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 1212-mo avg · 12 transactions | $351,000 | $733 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | Too few resale transactions in the past 5 years to report a reliable figure (6 in the trailing 12 months). | |
| 80-89 years | 2112-mo avg · 21 transactions | $488,888 | $666 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| under-60 years | 21 | $390,000 | $534 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| 80-89 years | 2012-mo avg · 20 transactions | $622,500 | $645 |
| 70-79 years | 4112-mo avg · 41 transactions | $600,000 | $596 |
| 60-69 years | 1012-mo avg · 10 transactions | $527,500 | $530 |
| under-60 years | 9 | $518,000 | $484 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 2 | Last transacted: Jul 2026 · $551 psf | |
| 70-79 years | 4012-mo avg · 40 transactions | $787,500 | $605 |
| 60-69 years | 512-mo avg · 5 transactions | $723,000 | $498 |
| under-60 years | 5612-mo avg · 56 transactions | $648,000 | $483 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 2012-mo avg · 20 transactions | $1,028,000 | $661 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 1312-mo avg · 13 transactions | $808,000 | $504 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents holding steady (+0.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 2 | $2,900/mo |
| Jurong East St 24 | 2 | $2,850/mo |
| Jurong East St 32 | 2 | $1,850/mo |
Rents firming (+7.6% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Teban Gdns Rd | 5 | $3,600/mo |
| Pandan Gdns | 2 | $3,750/mo |
| Teban Gdns Rd | 2 | $2,850/mo |
Rents firming (+4.6% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East Ave 1 | 2 | $4,200/mo |
| Jurong East St 21 | 2 | $3,950/mo |
| Jurong East St 21 | 2 | $3,650/mo |
Rents softening (-2.5% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Toh Guan Rd | 4 | $3,990/mo |
| Jurong East Ave 1 | 2 | $3,650/mo |
| Jurong East St 21 | 1 | $5,600/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
PSF softened 3.8% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 25% 4-Room lease-decay spread between the 80-89 and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
14 leases over the trailing 12 months (12-mo avg · 14 leases) — this month's count is too thin for a MoM read. Currently +32.8% vs the region median.
Get a Free ValuationSoftening (-3.3% MoM) — buyers may push back on this flat type.
Rental steady, +0.9% MoM (27 leases last month). Currently -2.8% vs the region median.
Get a Free ValuationSoftening (-6.0% MoM) — buyers may push back on this flat type.
Rental strong, +7.6% MoM — supports pricing (27 leases last month). Currently -9.4% vs the region median.
Get a Free ValuationSoftening (-2.4% MoM) — buyers may push back on this flat type.
Rental strong, +4.6% MoM — supports pricing (30 leases last month). Currently -0.3% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental softening, -2.5% MoM — price with that in mind (11 leases last month). Currently +11.0% vs the region median.
Get a Free Valuation12-mo avg · 14 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 2 | $2,900/mo |
| Jurong East St 24 | 2 | $2,850/mo |
| Jurong East St 32 | 2 | $1,850/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+7.6% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Teban Gdns Rd | 5 | $3,600/mo |
| Pandan Gdns | 2 | $3,750/mo |
| Teban Gdns Rd | 2 | $2,850/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+4.6% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East Ave 1 | 2 | $4,200/mo |
| Jurong East St 21 | 2 | $3,950/mo |
| Jurong East St 21 | 2 | $3,650/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.5% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Toh Guan Rd | 4 | $3,990/mo |
| Jurong East Ave 1 | 2 | $3,650/mo |
| Jurong East St 21 | 1 | $5,600/mo |
Low/High = P25–P75 rent range this month.
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