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HDB · 640621

Blk 621 Jurong West St 65

Project page · 99-year lease from 2000

Indicative value range
S$534,066 – S$552,472
Indicative mid S$543,956 · S$6,044 psm

Based on 41 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 663C07 TO 0991 sqmS$600,000S$6,593 psm×1.000S$6,593 psm
Sept 2026Blk 657A07 TO 0991 sqmS$538,000S$5,912 psm×1.000S$5,912 psm
Sept 2026Blk 657A07 TO 0991 sqmS$565,000S$6,209 psm×1.000S$6,209 psm
Sept 2026Blk 673C10 TO 1291 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Sept 2026Blk 657A04 TO 0691 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Sept 2026Blk 657B13 TO 1591 sqmS$540,000S$5,934 psm×1.000S$5,934 psm
Aug 2026Blk 657A13 TO 1591 sqmS$555,000S$6,099 psm×1.000S$6,099 psm
Aug 2026Blk 659D04 TO 0690 sqmS$534,000S$5,933 psm×1.000S$5,933 psm
Aug 2026Blk 62101 TO 0385 sqmS$520,000S$6,118 psm×1.000S$6,118 psm
Aug 2026Blk 667B07 TO 0991 sqmS$540,000S$5,934 psm×1.000S$5,934 psm
Jul 2026Blk 657A04 TO 0691 sqmS$551,888S$6,065 psm×1.000S$6,065 psm
Jul 2026Blk 663A07 TO 0990 sqmS$552,000S$6,133 psm×1.000S$6,133 psm
Jul 2026Blk 667B10 TO 1290 sqmS$550,000S$6,111 psm×1.000S$6,111 psm
Jul 2026Blk 670A16 TO 1892 sqmS$562,888S$6,118 psm×1.000S$6,118 psm
Jul 2026Blk 61707 TO 0985 sqmS$530,000S$6,235 psm×1.000S$6,235 psm
Jul 2026Blk 673A01 TO 0386 sqmS$500,000S$5,814 psm×1.000S$5,814 psm
Jul 2026Blk 61713 TO 1590 sqmS$569,000S$6,322 psm×1.000S$6,322 psm
Jun 2026Blk 663A07 TO 0991 sqmS$542,000S$5,956 psm×1.000S$5,956 psm
Jun 2026Blk 61710 TO 1290 sqmS$565,000S$6,278 psm×1.000S$6,278 psm
May 2026Blk 61707 TO 0985 sqmS$510,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 657A10 TO 1291 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Apr 2026Blk 659B07 TO 0991 sqmS$558,000S$6,132 psm×1.000S$6,132 psm
Apr 2026Blk 667A10 TO 1290 sqmS$570,000S$6,333 psm×1.000S$6,333 psm
Apr 2026Blk 63210 TO 1291 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Apr 2026Blk 663A04 TO 0691 sqmS$558,000S$6,132 psm×1.000S$6,132 psm
Apr 2026Blk 60813 TO 1595 sqmS$595,000S$6,263 psm×1.000S$6,263 psm
Mar 2026Blk 63216 TO 1891 sqmS$540,000S$5,934 psm×0.997S$5,917 psm
Mar 2026Blk 667A04 TO 0691 sqmS$528,000S$5,802 psm×0.997S$5,785 psm
Mar 2026Blk 60707 TO 0995 sqmS$570,000S$6,000 psm×0.997S$5,982 psm
Mar 2026Blk 667A04 TO 0690 sqmS$543,000S$6,033 psm×0.997S$6,016 psm
Mar 2026Blk 667C10 TO 1290 sqmS$585,000S$6,500 psm×0.997S$6,481 psm
Feb 2026Blk 61716 TO 1890 sqmS$565,000S$6,278 psm×0.997S$6,259 psm
Jan 2026Blk 60807 TO 0995 sqmS$566,000S$5,958 psm×0.997S$5,940 psm
Jan 2026Blk 673C10 TO 1291 sqmS$545,000S$5,989 psm×0.997S$5,971 psm
Jan 2026Blk 673A07 TO 0986 sqmS$513,000S$5,965 psm×0.997S$5,948 psm
Jan 2026Blk 61713 TO 1585 sqmS$525,000S$6,176 psm×0.997S$6,158 psm
Jan 2026Blk 659B10 TO 1291 sqmS$550,000S$6,044 psm×0.997S$6,026 psm
Jan 2026Blk 674B04 TO 0691 sqmS$549,000S$6,033 psm×0.997S$6,015 psm
Dec 2025Blk 673A07 TO 0986 sqmS$530,000S$6,163 psm×0.996S$6,139 psm
Dec 2025Blk 663A07 TO 0991 sqmS$560,000S$6,154 psm×0.996S$6,130 psm
Nov 2025Blk 674A13 TO 1592 sqmS$530,000S$5,761 psm×0.996S$5,738 psm

How accurate is this estimate for Jurong West St 65?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 117 sales in Jurong West St 65 since.

Median error
3.0%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.72% gross yield

S$42,000 of rent a year against the estimate above · 1.52 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 71 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026663A4 ROOMS$4,100
Sept 2026673B4 ROOMS$4,000
Sept 2026657B4 ROOMS$3,800
Sept 2026663B4 ROOMS$3,600
Sept 2026670A4 ROOMS$3,400
Sept 2026667B4 ROOMS$3,200
Sept 20266074 ROOMS$2,600
Aug 2026657A4 ROOMS$3,000

median of 71 HDB rental approvals for 4 ROOM on Jurong West St 65 since 2025-10.

Buying or selling at S$543,956?

Buying: Stamp duty on S$543,956 · Cash and CPF needed on S$543,956 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$543,956.

Each opens with this figure filled in; change anything there.

Primary schools near 621 Jurong West St 65

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 621 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left
85 sqmS$520,000S$6,118 psm
Oct 2025
Blk 621 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left
85 sqmS$549,000S$6,459 psm
Sept 2025
Blk 621 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left
90 sqmS$560,000S$6,222 psm
Mar 2025
Blk 621 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left
90 sqmS$510,000S$5,667 psm
Dec 2024
Blk 621 · 4 ROOM · 13 TO 15 · Model A2 · 75 years left
85 sqmS$530,000S$6,235 psm
Dec 2024
Blk 621 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left
90 sqmS$518,000S$5,756 psm
Aug 2024
Blk 621 · 4 ROOM · 13 TO 15 · Model A2 · 75 years left
85 sqmS$515,000S$6,059 psm
Jun 2024
Blk 621 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left
85 sqmS$495,000S$5,824 psm
Apr 2024
Blk 621 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left
90 sqmS$535,000S$5,944 psm
Mar 2024
Blk 621 · 4 ROOM · 10 TO 12 · Model A2 · 76 years left
85 sqmS$495,000S$5,824 psm
Feb 2024
Blk 621 · 4 ROOM · 16 TO 18 · Model A2 · 76 years left
90 sqmS$525,000S$5,833 psm
Sept 2023
Blk 621 · 4 ROOM · 01 TO 03 · Model A2 · 76 years left
85 sqmS$462,500S$5,441 psm
Mar 2023
Blk 621 · 4 ROOM · 13 TO 15 · Model A2 · 77 years left
90 sqmS$486,000S$5,400 psm
Nov 2022
Blk 621 · 4 ROOM · 04 TO 06 · Model A2 · 77 years left
90 sqmS$446,000S$4,956 psm
Aug 2022
Blk 621 · 4 ROOM · 10 TO 12 · Model A2 · 77 years left
90 sqmS$477,000S$5,300 psm
Apr 2022
Blk 621 · 4 ROOM · 10 TO 12 · Model A2 · 78 years left
90 sqmS$496,888S$5,521 psm
Apr 2022
Blk 621 · 4 ROOM · 07 TO 09 · Model A2 · 78 years left
90 sqmS$452,000S$5,022 psm
See more

Showing 17 of 83.

Sale prices as filed in caveats.

Where the lease takes this

About 72 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years67 yearsS$521,822S$576,133S$623,963S$634,876
10 years62 yearsS$505,529S$616,237S$722,803S$748,307
20 years52 yearsS$465,587S$691,838S$951,807S$1,020,158

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.