CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 22 · Jurong West

428 Jurong West Avenue 1

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

428 Jurong West Avenue 1 is a commercial building in District 22 · Jurong West, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 3 units are currently listed for sale. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on 428 Jurong West Avenue 1.

Ask PropKaki

What are the key facts about 428 Jurong West Avenue 1?

Key takeaway428 Jurong West Avenue 1 is a commercial building in District 22 · Jurong West, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 22 · Jurong West
Address: —
Land area: 1,472 sqm
Completed: 1984 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 3
ACRA registrations: 8

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 428 Jurong West Avenue 1

428 Jurong West Avenue 1 is a commercial building in Jurong West (District 22). It is located along Jurong West Avenue 1, Singapore 640428.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 1,472 sqm of land with about 4,122 sqm of gross floor area.

22 businesses are currently registered at this address with ACRA.

The nearest MRT is Lakeside MRT, 948 m away (about a 15-minute walk). The closest bus stop (Blk 416) is 93 m away (about a 1-minute walk).

What is 428 Jurong West Avenue 1 zoned as?

Key takeaway428 Jurong West Avenue 1 sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 428 Jurong West Avenue 1 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 22 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 428 Jurong West Avenue 1

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at 428 Jurong West Avenue 1

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 428 Jurong West Avenue 1?

Key takeawayURA has approved 1 change of use at 428 Jurong West Avenue 1 since 2000, most recently in 2021. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

9 Apr 2021ApprovedFloor 1
Change of use to self-service laundromat
Proposed change of use of part unit #01-XX to self-service laundromat
23 Sept 2009Approved
Additions & alterations
Prop extn of written permission for approved a/a to extg public housing devt, blocks 423 to 431 with new lifts/lobbies, covered linkways, drop-off porch, pavilion & general landscaping works at jurong west n4 c6 & 7(pt) (iup+)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near 428 Jurong West Avenue 1?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at 428 Jurong West Avenue 1 right now?

Key takeaway3 units are currently listed at 428 Jurong West Avenue 1. One row per unit; several agents often market the same unit.

For sale (3)

428 Jurong West Avenue 14 agentsS$2.30M · 1,100 sqft
Jurong West shophouseS$2.20M · 2,034 sqft
428 Jurong West Avenue 1S$2.50M · 1,043 sqft

Browse every listing at this building →

What is near 428 Jurong West Avenue 1?

Key takeawayThe nearest MRT/LRT is Lakeside MRT, about 948 m away.

Getting around

Lakeside MRT948 m · ~15 min

Amenities nearby

The Doctor's Clinic · 83 mBlk 416 · 93 mEducational Institution · 103 mJurong Green Community Club · 118 mPlace Of Worship · 170 mCold Storage Singapore (1983) Pte Ltd · 184 mJurong Polyclinic · 639 mBlk 505 Jurong West Street 52 · 791 mLakeside MRT Exit C · 903 mBusiness Park · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 428 Jurong West Avenue 1

Key takeawayThe nearest station is Lakeside (EW26), 904 m away — a busy station, with about 71,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT Lakeside (EW26) 904 m, about 71,000 taps a weekday; bus stops within 400 m: 7, about 26,000 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 63,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Lakeside (EW26)904 m · about 71,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 428 Jurong West Avenue 1. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 26,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 423/440 Jurong West Avenue 1/Street 42 (HDB)64 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 626 car lots
Blk 417/422 Jurong West Street 42 (HDB)186 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 212 car lots
Blk 492-496 Jurong West Street 41 (HDB)205 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 184 car lots
Blk 409/416 Jurong West Street 42 (HDB)229 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 494 car lots
Blk 462-467 Jurong West Street 41 (HDB)320 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 206 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Chin Bee Road Area, 3.0 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 428 Jurong West Avenue 1's own car park, if it has one, and its charges are not in the open data.

Who's registered at 428 Jurong West Avenue 1?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list 428 Jurong West Avenue 1 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5
Accommodation and food services
1
Education
1
Other services
1
Professional, scientific and technical services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 428 Jurong West Avenue 1

Where is 428 Jurong West Avenue 1?⌄

428 Jurong West Avenue 1 is at Jurong West Avenue 1, Singapore 640428, in the Jurong West planning area.

What is 428 Jurong West Avenue 1 zoned as?⌄

428 Jurong West Avenue 1 sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 428 Jurong West Avenue 1?⌄

No caveats have been lodged for 428 Jurong West Avenue 1 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 428 Jurong West Avenue 1?⌄

Lakeside MRT is the closest, 948 m away (about a 15-minute walk).

How many businesses are registered at 428 Jurong West Avenue 1?⌄

22 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.