The top transaction this month hit $663 psf on Jurong East St 21 — 21% above the town median. One block, very different price point.
Transaction volume picked up in Jurong East in May 2026, with 51 resale transactions compared to 34 in April. Month-on-month, the town median PSF softened 3.5% to $546 — giving buyers a softer entry point. The town sits below the regional median of $547 psf (-0.1%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $546 | — |
| West Region | $547 | +0.1% |
| Island Wide | $602 | +10.2% |
Jurong East ranks #3 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 | 2 transactions | $694 |
| Jurong East St 24 | 2 transactions | $548 |
| Teban Gdns Rd | 2 transactions | $654 |
| Jurong East St 32 | 1 transaction | $761 |
| Teban Gdns Rd | 1 transaction | $515 |
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 | 51 | $414,000 | $530,000 | $655,000 | $546 |
| 2-Room | 1 | $352,000 | $352,000 | $352,000 | $761 |
| 3-Room | 18 | $384,250 | $404,000 | $419,500 | $543 |
| 4-Room | 14 | $520,000 | $544,444 | $591,250 | $537 |
| 5-Room | 13 | $632,000 | $710,000 | $740,000 | $536 |
| Executive | 5 | $912,000 | $928,000 | $1,018,000 | $599 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $546 median PSF represents a 3.5% dip against April's $566. Transaction count rose 50% from 34 to 51. If you're a buyer, this is a reasonable window to negotiate.
Jurong East St 32 led with 2 transactions (4% of all town resale) at a median $694 psf — 27% above the town median. Jurong East St 24 followed with 2 transactions.
3-Room flats led resale activity in May 2026, accounting for 18 of 51 transactions (35%) at a median $543 psf. That flat type's PSF moved 7.7% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 287A Jurong East St 21 | Executive | 13 TO 15 | 1,550 | $1,028,000 | $663 | 71 years 06 months |
| 287D Jurong East St 21 | Executive | 07 TO 09 | 1,561 | $1,018,000 | $652 | 71 years 02 months |
| 287B Jurong East St 21 | Executive | 01 TO 03 | 1,550 | $928,000 | $599 | 71 years 06 months |
| 285D Toh Guan Rd | Executive | 13 TO 15 | 1,539 | $912,000 | $592 | 71 years 07 months |
| 336 Jurong East Ave 1 | Executive | 10 TO 12 | 1,604 | $870,000 | $542 | 58 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 371 Jurong East St 32 | 2-Room | 10 TO 12 | 463 | $352,000 | $761 | 86 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 240A Jurong East Ave 1 | 3-Room | 13 TO 15 | 732 | $565,000 | $772 | 93 years |
| 372 Jurong East St 32 | 3-Room | 13 TO 15 | 689 | $493,888 | $717 | 86 years 09 months |
| 372 Jurong East St 32 | 3-Room | 04 TO 06 | 689 | $462,000 | $671 | 86 years 10 months |
| 303 Jurong East St 32 | 3-Room | 07 TO 09 | 721 | $425,000 | $589 | 56 years 04 months |
| 101 Jurong East St 13 | 3-Room | 04 TO 06 | 732 | $420,000 | $574 | 55 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 20 Teban Gdns Rd | 4-Room | 25 TO 27 | 990 | $660,000 | $666 | 86 years 05 months |
| 21 Teban Gdns Rd | 4-Room | 34 TO 36 | 936 | $630,000 | $673 | 86 years 04 months |
| 285B Toh Guan Rd | 4-Room | 16 TO 18 | 1,098 | $620,000 | $565 | 71 years 08 months |
| 21 Teban Gdns Rd | 4-Room | 13 TO 15 | 936 | $595,000 | $635 | 86 years 05 months |
| 283 Toh Guan Rd | 4-Room | 04 TO 06 | 980 | $580,000 | $592 | 71 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 288D Jurong East St 21 | 5-Room | 04 TO 06 | 1,324 | $855,000 | $646 | 73 years 01 month |
| 288B Jurong East St 21 | 5-Room | 10 TO 12 | 1,292 | $840,000 | $650 | 72 years 11 months |
| 265 Toh Guan Rd | 5-Room | 19 TO 21 | 1,302 | $790,000 | $607 | 71 years 06 months |
| 281 Toh Guan Rd | 5-Room | 01 TO 03 | 1,302 | $740,000 | $568 | 71 years 08 months |
| 271 Toh Guan Rd | 5-Room | 01 TO 03 | 1,292 | $726,000 | $562 | 71 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 287A Jurong East St 21 | Executive | 13 TO 15 | 1,550 | $1,028,000 | $663 | 71 years 06 months |
| 287D Jurong East St 21 | Executive | 07 TO 09 | 1,561 | $1,018,000 | $652 | 71 years 02 months |
| 287B Jurong East St 21 | Executive | 01 TO 03 | 1,550 | $928,000 | $599 | 71 years 06 months |
| 285D Toh Guan Rd | Executive | 13 TO 15 | 1,539 | $912,000 | $592 | 71 years 07 months |
| 336 Jurong East Ave 1 | Executive | 10 TO 12 | 1,604 | $870,000 | $542 | 58 years 03 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.
Executive flats in Jurong East show a real lease-decay gap — units with 70-79 years remaining trade at $656 psf against $509 psf for the under-60 band, a 22% 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 | 1512-mo avg · 15 transactions | $350,000 | $731 |
| 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 | 7 | Last transacted: May 2026 · $772 psf | |
| 80-89 years | 2212-mo avg · 22 transactions | $489,444 | $660 |
| 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 | 14 | $394,500 | $531 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| 80-89 years | 2012-mo avg · 20 transactions | $635,000 | $648 |
| 70-79 years | 3812-mo avg · 38 transactions | $601,500 | $597 |
| 60-69 years | 1012-mo avg · 10 transactions | $527,500 | $522 |
| under-60 years | 6 | $520,000 | $527 |
| 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 | 6 | $765,000 | $598 |
| 60-69 years | 612-mo avg · 6 transactions | $724,000 | $507 |
| under-60 years | 7 | $632,000 | $465 |
| 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 | 2212-mo avg · 22 transactions | $1,019,000 | $656 |
| 60-69 years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| under-60 years | 1312-mo avg · 13 transactions | $800,000 | $509 |
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 softening (-2.6% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 32 | 3 | $1,900/mo |
| Jurong East St 13 | 2 | $1,900/mo |
| Jurong East St 13 | 2 | $2,950/mo |
Rents softening (-5.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 13 | 2 | $2,625/mo |
| Pandan Gdns | 2 | $2,750/mo |
| Teban Gdns Rd | 2 | $3,300/mo |
Rents holding steady (-1.9% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 3 | $3,800/mo |
| Jurong East St 31 | 2 | $3,825/mo |
| Jurong East St 32 | 2 | $3,615/mo |
Rents softening (-6.4% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 4 | $4,300/mo |
| Toh Guan Rd | 2 | $4,300/mo |
| Jurong East Ave 1 | 1 | $3,900/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 3.5% in May 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 22% Executive lease-decay spread between the 70-79 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.
15 leases over the trailing 12 months (12-mo avg · 15 leases) — this month's count is too thin for a MoM read. Currently +33.7% vs the region median.
Get a Free ValuationRising (+7.7% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.6% MoM — price with that in mind (34 leases last month). Currently -0.7% vs the region median.
Get a Free ValuationFlat (-0.6% MoM) — anchor to recent comparables.
Rental softening, -5.7% MoM — price with that in mind (22 leases last month). Currently -1.9% vs the region median.
Get a Free ValuationSoftening (-10.3% MoM) — buyers may push back on this flat type.
Rental steady, -1.9% MoM (26 leases last month). Currently -2.0% vs the region median.
Get a Free ValuationSoftening (-2.3% MoM) — buyers may push back on this flat type.
Rental softening, -6.4% MoM — price with that in mind (9 leases last month). Currently +9.5% vs the region median.
Get a Free Valuation12-mo avg · 15 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.6% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 32 | 3 | $1,900/mo |
| Jurong East St 13 | 2 | $1,900/mo |
| Jurong East St 13 | 2 | $2,950/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 13 | 2 | $2,625/mo |
| Pandan Gdns | 2 | $2,750/mo |
| Teban Gdns Rd | 2 | $3,300/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.9% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 3 | $3,800/mo |
| Jurong East St 31 | 2 | $3,825/mo |
| Jurong East St 32 | 2 | $3,615/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-6.4% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jurong East St 21 | 4 | $4,300/mo |
| Toh Guan Rd | 2 | $4,300/mo |
| Jurong East Ave 1 | 1 | $3,900/mo |
Low/High = P25–P75 rent range this month.
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