Earlier this month, a four-room HDB flat at 221A Jurong East Street 21 was sold for $548,888 ($560 psf). The flat measures 980 sq ft and is located in Jurong East town, which lies within District 22. Residents can enjoy close proximity to Chinese Garden MRT Station, Jurong Lake and three parks.
A key drawback of the flat is its short remaining lease of approximately 58 years.
We used our analytics tool, Is it a Good Deal?, to assess the transaction and determine whether the buyer of this 41-year-old four-room flat secured a bargain.
Surrounded by nature
The four-room flat at 221A Jurong East Street 21 will greatly appeal to nature lovers, as it is located within walking distance of Jurong Lake, Jurong Lake Gardens, the Japanese Garden, and the Chinese Garden (see Screenshot 1). Additionally, there is a small park in front of the block.
Source: EdgeProp Is it a Good Deal (as at 4 June 2025)
The flat is also a short walk from Chinese Garden MRT Station. It is just one stop away from the dual-line Jurong East MRT Station, which serves as an interchange station for the East–West and North–South Lines. The flat is also near two upcoming MRT stations on the Jurong Region Line, namely Toh Guan and Bukit Batok West Stations, which are scheduled for completion in 2028.
Other nearby amenities include Yuhua Village Market and Food Centre, Snow City, Jurong East Sports and Recreation Centre, and the Pan Island Expressway. Primary schools within a 1km radius include Fuhua Primary School, Jurong Primary School, and Yuhua Primary School (see Map 1).
Source: EdgeProp LandLens (as at 4 June 2025)
As highlighted by our analytics tool, a key drawback of the flat is its relatively short remaining lease of approximately 58 years. The lease for the subject flat commenced in 1984. This shorter lease may explain why the flat transacted at a lower price compared to neighbouring projects.
However, our tool also noted that the transacted price is above the district average, indicating demand for the flat despite its shorter lease (see Screenshot 2). The close proximity of three parks, Chinese Garden MRT Station and other amenities could be mitigating factors.
Source: EdgeProp Is it a Good Deal (as at 4 June 2025)
Only 12 four-room flats along Jurong East Street 21 have been sold this year
At the time of writing, only 12 four-room flats along Jurong East Street 21 have been sold, with prices ranging from $505,000 to $681,000 (see Table 1). The transacted price of $548,888 places the subject flat as the fifth least expensive among the 12 transactions.
The flat that fetched the highest price of $681,000 ($608 psf) is located at 288D Jurong East Street 21, which lies within a 1km radius of the subject flat (see Table 1).
Source: EdgeProp Buddy (as at 4 June 2025)
Unlike the subject flat, the flat at Block 288D does not have any operating MRT stations within walking distance until the completion of Toh Guan MRT Station in 2028. However, the Pan Island Expressway is a short drive away (see Map 2).
Other nearby amenities include JEM, Westgate, Yuhua Primary School, Fuhua Primary School, Yuhua Village Market and Food Centre, and Bukit Batok Swimming Complex.
Source: EdgeProp LandLens (as at 4 June 2025)
The appeal of the flat at Block 288D lies in its larger-than-usual size of 1,119 sq ft. In comparison, the subject flat is only 980 sq ft. Additionally, the flat at Block 288D has a remaining lease of approximately 74 years; significantly longer than the 58 years for the subject flat.
Notably, another four-room flat in the same block as the subject flat was sold in March for $550,000 ($561 psf), which is marginally higher than the $548,888 ($560 psf) paid for the subject flat. The higher price could be attributed to the flat being located on the seventh to ninth storey, while the subject flat is on the fourth to sixth storey.
No million-dollar four-room flats in Jurong East
At the time of writing, 67 four-room flats in Jurong East town have been sold, with prices ranging from $445,000 to $705,000. Hence, the transacted price of $548,888 falls on the lower end of the price spectrum.
In an earlier article, we observed that 244 four-room flats across the island have been sold for at least $1 million so far this year. However, no million-dollar transactions have been recorded for four-room flats in Jurong East to date.
At the time of writing, this year’s highest transacted price for a four-room flat in Jurong East was $705,000 ($712 psf). The 990-sq ft flat, sold in April, is located at 55 Teban Gardens Road (see Table 2).
Source: EdgeProp Buddy (as at 4 June 2025)
There are limited amenities near the flat along Teban Gardens Road. Teban Gardens Market and Food Centre, Commonwealth Secondary School, and Pandan Reservoir are located within a 1km radius. The Ayer Rajah Expressway is a short drive away.
The nearest MRT station is the upcoming Jurong Lake District MRT Station on the Cross Island Line, which is slated for completion in 2032. The flat at Teban Gardens Road is also near the upcoming Pandan Reservoir MRT Station on the Jurong Region Line, which has an earlier scheduled completion date of 2027. However, Pandan Reservoir MRT Station is further from the flat than Jurong Lake District MRT Station (see Map 3).
Source: EdgeProp LandLens (as at 4 June 2025)
The record-high price fetched by the flat at 55 Teban Gardens Road could be attributed to its long remaining lease of approximately 90 years. The lease for the flat began in 2016.
The flat is located on the 34th to 36th storey, which could have contributed to its higher price. The high storey offers residents potential views of the nearby Pandan Reservoir.
Average price for four-room flats in Jurong East lower than transacted price for subject flat
This year, the average resale price for three-room flats in Jurong East ($545 psf) trends above that of its four-room ($530 psf) and five-room ($531 psf) counterparts (see Chart 1).
At the same time, four-room flats in Jurong East recorded the lowest price growth of 38.7% since 2020. In contrast, the average resale prices for three-room and five-room flats increased by 44.2% and 39.7%, respectively.
Source: EdgeProp Market Trends (as at 4 June 2025)
Notably, the average resale price for four-room flats aged between 41 and 50 years is lowest in Jurong East ($503 psf), compared to similar flats in the West Region ($531 psf) and islandwide ($590 psf) (see Chart 2). The average resale price of $503 psf for such flats in Jurong East is also lower than the transacted price of $560 psf for the subject flat at 221A Jurong East Street 21.
Meanwhile, such four-room flats in the West Region recorded the weakest price growth since 2020 at 38.6%, followed by those in Jurong East (41.7%), and islandwide (47.1%).
Source: EdgeProp Market Trends (as at 4 June 2025)
Only one executive condo within walking distance
There are no condos within a 500m radius of the subject. Westmere, an executive condo (EC) along Jurong East Street 13, is the only private residential development within that distance (see Map 4). If the radius is expanded to 1km, there are four completed condos nearby, namely Ivory Heights, J Gateway, Parc Oasis, and The Mayfair.
Additionally, there is an uncompleted condo and an uncompleted EC nearby. When J’den was launched for sale in November 2023, the 99-year leasehold condo achieved a take-up rate of 88%. The 99-year leasehold EC, Novo Place, was launched in November last year and achieved a take-up rate of 57%. Based on caveats lodged at the time of writing, the 368-unit J’den and 504-unit Novo Place have achieved take-up rates of 93.5% and 97.6%, respectively.
Source: EdgeProp LandLens (as at 4 June 2025)
Westmere is a 99-year leasehold EC in District 22 that obtained its temporary occupation permit (TOP) in 1999. The land lease for the EC started in 1996, so it has a remaining lease of approximately 70 years. Since it obtained its TOP more than 10 years ago, the 280-unit development would have been privatised, and hence restrictions on EC buyers no longer apply.
Since 2022, the average resale price of Westmere ($1,203 psf) has fallen below that of ECs in District 22 ($1,240 psf) and islandwide ($1,383 psf) (see Chart 3). However, the average resale price of Westmere is still more than double the transacted price for the subject flat ($560 psf).
Despite its average resale price trending below its peers, Westmere achieved the strongest price growth of 33.2% since 2022, compared to District 22 (18.7%) and islandwide (26.1%).
Source: EdgeProp Market Trends (as at 4 June 2025)
Conclusion
No four-room flats in Jurong East have breached the $1 million threshold this year. The highest transacted price of $705,000 involved a flat at 55 Teban Gardens Road with a remaining lease of 90 years.
While the transacted price of $560 psf for the subject flat is above the average resale price for four-room flats of a similar age in Jurong East ($503 psf) and the West Region ($531 psf), it is still below that of similar flats islandwide ($590 psf). Furthermore, another four-room flat in the same block as the subject flat was sold for $550,000; marginally above the $548,888 paid for the subject flat.
The main drawback of the subject flat is its relatively short remaining lease of 58 years, but this is mitigated by its close proximity to Chinese Garden MRT station, three parks, three primary schools, and Yuhua Village Market and Food Centre.
To learn more about this transaction, and whether it is a good deal, click here.
