31 Jurong West Street 41 649412, Hong Kah, West Region, Singapore
$5,500 /month








Newly renovated 3 bed 2 bath for lease. Minimum 2 year lease. Available from 3 November 2025. Key features ✓ Newly renovated with brand new white goods ✓ Unfurnished unit ✓ Spacious layout ✓ Bright and airy ✓ Pool view ✓ Enclosed kitchen ✓ Close to MRT Nearby amenities ⭑ Nearby MRTs • Lakeside (239 m) - 4 mins walk ⭑ Nearby Bus stops • After Jurong West Street 51 (164 m) - 3 mins walk • Blk 515 (167 m) - 3 mins walk • Yuhua Secondary School (170 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Arasi Indian Store (352 m) - 5 mins walk • FairPrice - Jurong West (361 m) - 5 mins walk • 6 grocery stores within 1 km ⭑ Nearby Schools • Yuhua Secondary School (181 m) - 3 mins walk • MOE Kindergarten @ Shuqun (187 m) - 3 mins walk • Shuqun Primary School (250 m) - 4 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Jurong Park Connector (452 m) - 7 mins walk • Entrance Pavilion (759 m) - 9 mins drive • Lakeside field (805 m) - 9 mins drive Please call Charmayne Yap from 99.co @ +658800XXXX to arrange for a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
165
Average Price
S1.3M
Total Value
S222.6M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 872 URA transactions
Fair Value
S$934,432
S$843 psf
Asking Price
S$5,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
81 yrs
99-year Leasehold · Balance remaining
Confidence
High
872 comps
Nearest MRT
Lakeside
280m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
872 comparable transactions
S$1,436
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.548
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$843
Recent Comparable Transactions
10 shown · 872 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JURONG LAKE LINK Floor 11-15 | 474sqft | S$878,000 | ▲S$1,854 +119.9% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | JURONG LAKE LINK Floor 11-15 | 474sqft | S$878,000 | ▲S$1,854 +119.9% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | JURONG WEST STREET 41 Floor 01-05 | 1,464sqft | S$2,150,000 | ▲S$1,469 +74.3% vs FV | 99 yrs lease commencing from 2002 |
Aug 2025 | JURONG WEST STREET 41 Floor 11-15 | 947sqft | S$1,430,000 | ▲S$1,510 +79.1% vs FV | 99 yrs lease commencing from 2002 |
Aug 2025 | CORPORATION ROAD Floor 01-05 | 1,076sqft | S$1,220,000 | ▲S$1,133 +34.4% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | CORPORATION WALK Floor - | 2,150sqft | S$3,088,000 | ▲S$1,437 +70.5% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | LAKESIDE DRIVE Floor 06-10 | 1,302sqft | S$2,000,000 | ▲S$1,536 +82.2% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | LAKESIDE DRIVE Floor 01-05 | 1,238sqft | S$1,870,000 | ▲S$1,511 +79.2% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | JURONG LAKE LINK Floor 01-05 | 743sqft | S$1,218,000 | ▲S$1,640 +94.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | JURONG LAKE LINK Floor 06-10 | 409sqft | S$808,000 | ▲S$1,975 +134.3% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | JURONG LAKE LINK Floor 11-15 | 1,173sqft | S$2,266,000 | ▲S$1,931 +129.1% vs FV | 99 yrs lease commencing from 2015 |
JURONG LAKE LINK
Aug 2025 · Floor 11-15
+119.9% vs FV
JURONG LAKE LINK
Aug 2025 · Floor 11-15
+119.9% vs FV
JURONG WEST STREET 41
Aug 2025 · Floor 01-05
+74.3% vs FV
JURONG WEST STREET 41
Aug 2025 · Floor 11-15
+79.1% vs FV
CORPORATION ROAD
Aug 2025 · Floor 01-05
+34.4% vs FV
CORPORATION WALK
Aug 2025 · Floor -
+70.5% vs FV
LAKESIDE DRIVE
Aug 2025 · Floor 06-10
+82.2% vs FV
LAKESIDE DRIVE
Aug 2025 · Floor 01-05
+79.2% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 01-05
+94.5% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 06-10
+134.3% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 11-15
+129.1% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 872 URA transactions (0 outliers removed), adjusted for: Tenure decay (45.2% discount); MRT Lakeside 280m away (+3%); AI-detected value boosters: renovated, brand new (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.