Blk 856 Jurong West St 81
Completed 1994 · 14 storeys · 103 flats · 70 years remaining · 13 resale transactions on record · median household income in Jurong West: $8,500/mo
14 storeys · completed 1994
What the record shows
This block crosses 60 years remaining in 2035 — the line where CPF usage rules begin tightening for buyers. In Jurong West over the last two years, flats below that line sold at a median 8% below their younger neighbours' PSF (954 sales).
Across Jurong West, roughly 775 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Jurong West median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,400/mo | $2,500–$4,000 | $3,500/mo | — | 6 |
| 5-ROOM | $4,000/mo | $4,000–$4,000 | $3,700/mo | — | 1 |
Price trend
median PSF by year · ━ this block · ╌ Jurong West · gaps = years with no sales here
Every recent sale HDB official record, latest 13
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Aug 2025 | 5 ROOM | 01 to 03 | 127 | $590,000 | $432 | 70y |
| Jul 2024 | 5 ROOM | 10 to 12 | 122 | $580,000 | $442 | 71y 02m |
| May 2024 | 5 ROOM | 04 to 06 | 122 | $570,000 | $434 | 71y 04m |
| Sept 2023 | 4 ROOM | 07 to 09 | 104 | $478,888 | $428 | 71y 11m |
| Apr 2023 | 4 ROOM | 13 to 15 | 107 | $480,000 | $417 | 72y 04m |
| Apr 2021 | 5 ROOM | 04 to 06 | 122 | $420,000 | $320 | 74y 04m |
| Jan 2021 | 4 ROOM | 13 to 15 | 107 | $392,888 | $341 | 74y 08m |
| Jan 2021 | 4 ROOM | 10 to 12 | 104 | $365,000 | $326 | 74y 09m |
| Nov 2020 | 4 ROOM | 01 to 03 | 109 | $330,000 | $281 | 74y 10m |
| Jun 2020 | 4 ROOM | 04 to 06 | 107 | $318,000 | $276 | 75y 03m |
| Nov 2019 | 4 ROOM | 01 to 03 | 105 | $330,000 | $292 | 75y 09m |
| May 2019 | 4 ROOM | 01 to 03 | 108 | $340,000 | $292 | 76y 04m |
| Jun 2017 | 4 ROOM | 13 to 15 | 107 | $355,000 | $308 | 78y 02m |
Who lives in Jurong West
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Condos nearby
The private premium, measured: the nearest condo trades at 2.5×this block’s PSF.
See Blk 856 Jurong West St 81 in 3D
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