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HDB · 640628

Blk 628 Jurong West St 65

Project page · 99-year lease from 2001

Indicative value range
S$758,442 – S$795,362
Indicative mid S$779,593 · S$5,997 psm

Based on 16 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
Oct 2026Blk 671B10 TO 12126 sqmS$715,000S$5,675 psm×1.000S$5,675 psm
Sept 2026Blk 62810 TO 12130 sqmS$743,000S$5,715 psm×1.000S$5,715 psm
Aug 2026Blk 62713 TO 15130 sqmS$765,888S$5,891 psm×1.000S$5,891 psm
Jul 2026Blk 60801 TO 03133 sqmS$743,000S$5,586 psm×1.000S$5,586 psm
Jul 2026Blk 671A16 TO 18125 sqmS$756,888S$6,055 psm×1.000S$6,055 psm
Jun 2026Blk 63010 TO 12130 sqmS$850,000S$6,538 psm×1.000S$6,538 psm
Apr 2026Blk 671C13 TO 15126 sqmS$800,000S$6,349 psm×1.000S$6,349 psm
Apr 2026Blk 671B13 TO 15125 sqmS$758,000S$6,064 psm×1.000S$6,064 psm
Mar 2026Blk 62707 TO 09130 sqmS$783,800S$6,029 psm×0.997S$6,011 psm
Mar 2026Blk 62604 TO 06130 sqmS$765,000S$5,885 psm×0.997S$5,867 psm
Feb 2026Blk 60904 TO 06133 sqmS$765,000S$5,752 psm×0.997S$5,735 psm
Jan 2026Blk 671A07 TO 09125 sqmS$750,000S$6,000 psm×0.997S$5,982 psm
Dec 2025Blk 666B07 TO 09130 sqmS$853,000S$6,562 psm×0.996S$6,536 psm
Dec 2025Blk 62816 TO 18130 sqmS$798,000S$6,138 psm×0.996S$6,114 psm
Dec 2025Blk 666B07 TO 09130 sqmS$800,000S$6,154 psm×0.996S$6,130 psm
Nov 2025Blk 671B07 TO 09125 sqmS$740,000S$5,920 psm×0.996S$5,897 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.

6.31% gross yield

S$49,200 of rent a year against the estimate above · 1.37 points above flats like it

Homes like this rent for about S$4,100 a month, the middle of 36 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 2026666AEXECUTIVES$3,600
Jul 2026628EXECUTIVES$6,200
Jul 2026609EXECUTIVES$5,200
Jul 2026630EXECUTIVES$4,800
Jul 2026666AEXECUTIVES$4,700
Jul 2026666AEXECUTIVES$4,275
Jul 2026628EXECUTIVES$4,200
Jul 2026627EXECUTIVES$3,850

median of 36 HDB rental approvals for EXECUTIVE on Jurong West St 65 since 2025-10.

Buying or selling at S$779,593?

Buying: Stamp duty on S$779,593 · Cash and CPF needed on S$779,593 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$779,593.

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

Primary schools near 628 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
Sept 2026
Blk 628 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left
130 sqmS$743,000S$5,715 psm
Dec 2025
Blk 628 · EXECUTIVE · 16 TO 18 · Apartment · 75 years left
130 sqmS$798,000S$6,138 psm
Sept 2025
Blk 628 · EXECUTIVE · 01 TO 03 · Apartment · 75 years left
130 sqmS$807,000S$6,208 psm
Nov 2024
Blk 628 · EXECUTIVE · 01 TO 03 · Apartment · 76 years left
130 sqmS$763,000S$5,869 psm
Aug 2024
Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left
130 sqmS$735,100S$5,655 psm
Mar 2024
Blk 628 · EXECUTIVE · 10 TO 12 · Apartment · 77 years left
130 sqmS$716,888S$5,515 psm
Aug 2023
Blk 628 · EXECUTIVE · 07 TO 09 · Apartment · 77 years left
130 sqmS$660,000S$5,077 psm
Dec 2022
Blk 628 · EXECUTIVE · 10 TO 12 · Apartment · 78 years left
130 sqmS$728,000S$5,600 psm
Oct 2022
Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 78 years left
130 sqmS$640,000S$4,923 psm
May 2022
Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 78 years left
130 sqmS$638,888S$4,915 psm
See more

Showing 10 of 49.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$747,870S$825,709S$894,258S$909,898
10 years63 yearsS$724,520S$883,185S$1,035,915S$1,072,466
20 years53 yearsS$667,275S$991,535S$1,364,121S$1,462,081

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.