Jurong West this week: #7 by volume. Still no $1m print. The ceiling is a 2014 DBSS.
What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Jurong West database. Swap the name in the sign-off. Do not present it as a valuation.
Period: HDB resale registrations in Jurong West, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.
From: [Your Name], CEA [Rxxxxx] · [Agency] · Jurong West
Four numbers
| Aug 2026 | vs Jul 2026 | vs Aug 2025 | |
|---|---|---|---|
| Jurong West resale deals | 139 | 146 | 144 |
| Median price | $555,000 | $558,944 | $580,000 |
| Average price | $558,237 | $556,806 | $576,787 |
| $1m+ deals | 0 | 0 | 0 |
Jurong West was the #7 town in Singapore by resale volume in August (Tampines 229, Punggol 192, Woodlands 184, Sengkang 174, Yishun 166, Bedok 152). That’s 5.5% of the island’s 2,521 registered resales.
Island backdrop (same file): 2,521 registered resales in August vs 2,651 in July and 2,203 in Aug 2025. Island median $635,000 ($630,000 in July; $622,000 a year ago). Island $1m+ registrations: 201 vs 187 vs 141.
What actually sold in Jurong West (Aug 2026)
| Flat type | Deals | Median | Min – max |
|---|---|---|---|
| 2-room | 2 | $376,900 | $375,000 – $378,800 |
| 3-room | 31 | $360,000 | $299,000 – $534,000 |
| 4-room | 55 | $545,000 | $445,000 – $722,888 |
| 5-room | 37 | $631,000 | $522,888 – $940,000 |
| Executive | 14 | $745,500 | $688,000 – $858,000 |
4-room is the liquid stock: 55 of 139 deals, median $520 psf (sqm × 10.7639). Busiest streets: Jurong West St 61 (11), Jurong West St 65 (10), Jurong West St 81 (10), Boon Lay Ave (9), Jurong West St 42 (9), Jurong West St 91 (9).
The 5-room ceiling is a 2014 DBSS at Yuan Ching Rd, not a typical 1980s block. No $1m print in August — and none in 2026 year-to-date. The 4-room ceiling is also a Yuan Ching Rd DBSS. Ask me for comps on your block.
Lease mix, August: 36 deals had under 60 years remaining; 74 had 60–79 years; 29 had 80+ years.
One deal worth knowing (not a price guide)
Town high this year is not an August deal. In May 2026, a 108 sqm 5-room DBSS at 138B Yuan Ching Rd (16th–18th storey, 2014, 87 years 5 months left) registered at $958,888. Same figure is in HDB’s file. The same block printed $940,000 in August (10th–12th, 108 sqm 5-room).
August’s next prints: $858,000 — 140 sqm executive apartment at 335 Kang Ching Rd (1st–3rd, 1997). Then $826,000 — 146 sqm executive apartment at 162 Yung Ping Rd (7th–9th, 1997).
If a seller quotes $958k at you, that’s a 2014 DBSS 5-room, not a 4-room.
What to tell a client this week
Selling in Jurong West. Volume is still there — #7 town, 139 deals vs 146 in July and 144 a year ago. Do not price a 4-room off $958k. August 4-room median was $545,000, and the spread was $445k–$723k. That midpoint is mix: 4-rooms with under 60 years left had a $500,000 median; the 80+ year 4-rooms sat at $652,500. St 61 (11 deals) is not interchangeable with a 2014 DBSS on Yuan Ching Rd. Median slipped from July’s $558,944 and sits below Aug 2025’s $580,000; that is more 3-rooms and fewer 5-rooms than July, not a licence to cut $30k off every listing.
Buying in Jurong West. Slightly less stock than a year ago (139 vs 144). Median is below Aug 2025 ($555,000 vs $580,000) — look at the mix before you call that a bargain. Check remaining lease before you fall in love with the price — 36 of 139 August deals had under 60 years left. CPF and loan rules tighten as lease shortens; that is HDB policy, not a rumour. The 80+ year stock exists (29 deals) — it is a different street.
If you advise on cover, not just keys. 139 Jurong West households completed a resale last month. That is 139 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.
Sources
1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Jurong West counts, medians, averages, $1m+ tally, street mix, lease buckets, island totals, and the 138B / 335 / 162 prices above are calculated from this file. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view
Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed JRL / TEL / MRT price-uplift %. If a figure is not in the HDB file, it is unknown.
This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.
— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.