Blk 640 Jurong West St 61
Project page · 99-year lease from 1998
Based on 42 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 643 | 01 TO 03 | 90 sqm | S$490,000 | S$5,444 psm | ×1.000 | S$5,444 psm |
| Sept 2026 | Blk 642 | 07 TO 09 | 100 sqm | S$530,000 | S$5,300 psm | ×1.000 | S$5,300 psm |
| Sept 2026 | Blk 645 | 07 TO 09 | 100 sqm | S$557,000 | S$5,570 psm | ×1.000 | S$5,570 psm |
| Aug 2026 | Blk 645 | 01 TO 03 | 101 sqm | S$520,000 | S$5,149 psm | ×1.000 | S$5,149 psm |
| Aug 2026 | Blk 655A | 10 TO 12 | 86 sqm | S$552,000 | S$6,419 psm | ×1.000 | S$6,419 psm |
| Aug 2026 | Blk 639 | 10 TO 12 | 100 sqm | S$560,000 | S$5,600 psm | ×1.000 | S$5,600 psm |
| Aug 2026 | Blk 625 | 07 TO 09 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Jul 2026 | Blk 622 | 01 TO 03 | 91 sqm | S$535,000 | S$5,879 psm | ×1.000 | S$5,879 psm |
| Jul 2026 | Blk 650C | 16 TO 18 | 91 sqm | S$575,000 | S$6,319 psm | ×1.000 | S$6,319 psm |
| Jul 2026 | Blk 645 | 13 TO 15 | 100 sqm | S$585,000 | S$5,850 psm | ×1.000 | S$5,850 psm |
| Jul 2026 | Blk 648B | 10 TO 12 | 91 sqm | S$565,000 | S$6,209 psm | ×1.000 | S$6,209 psm |
| Jul 2026 | Blk 649B | 01 TO 03 | 90 sqm | S$505,000 | S$5,611 psm | ×1.000 | S$5,611 psm |
| Jul 2026 | Blk 643 | 04 TO 06 | 93 sqm | S$535,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jul 2026 | Blk 639 | 01 TO 03 | 101 sqm | S$515,888 | S$5,108 psm | ×1.000 | S$5,108 psm |
| Jul 2026 | Blk 625 | 07 TO 09 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Jul 2026 | Blk 650B | 01 TO 03 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 645 | 04 TO 06 | 100 sqm | S$530,000 | S$5,300 psm | ×1.000 | S$5,300 psm |
| Jul 2026 | Blk 648D | 10 TO 12 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Jun 2026 | Blk 643 | 01 TO 03 | 91 sqm | S$499,000 | S$5,484 psm | ×1.000 | S$5,484 psm |
| May 2026 | Blk 645 | 10 TO 12 | 100 sqm | S$555,000 | S$5,550 psm | ×1.000 | S$5,550 psm |
| May 2026 | Blk 641 | 13 TO 15 | 100 sqm | S$610,000 | S$6,100 psm | ×1.000 | S$6,100 psm |
| May 2026 | Blk 648A | 07 TO 09 | 91 sqm | S$570,000 | S$6,264 psm | ×1.000 | S$6,264 psm |
| May 2026 | Blk 651B | 04 TO 06 | 91 sqm | S$575,000 | S$6,319 psm | ×1.000 | S$6,319 psm |
| May 2026 | Blk 648D | 04 TO 06 | 91 sqm | S$538,000 | S$5,912 psm | ×1.000 | S$5,912 psm |
| May 2026 | Blk 655A | 04 TO 06 | 87 sqm | S$515,000 | S$5,920 psm | ×1.000 | S$5,920 psm |
| Apr 2026 | Blk 642 | 01 TO 03 | 101 sqm | S$515,000 | S$5,099 psm | ×1.000 | S$5,099 psm |
| Apr 2026 | Blk 640 | 10 TO 12 | 100 sqm | S$578,888 | S$5,789 psm | ×1.000 | S$5,789 psm |
| Apr 2026 | Blk 650A | 01 TO 03 | 90 sqm | S$520,000 | S$5,778 psm | ×1.000 | S$5,778 psm |
| Mar 2026 | Blk 640 | 07 TO 09 | 100 sqm | S$570,000 | S$5,700 psm | ×0.997 | S$5,683 psm |
| Mar 2026 | Blk 643 | 04 TO 06 | 90 sqm | S$520,000 | S$5,778 psm | ×0.997 | S$5,761 psm |
| Mar 2026 | Blk 655B | 07 TO 09 | 85 sqm | S$538,888 | S$6,340 psm | ×0.997 | S$6,321 psm |
| Mar 2026 | Blk 642 | 07 TO 09 | 100 sqm | S$520,000 | S$5,200 psm | ×0.997 | S$5,185 psm |
| Mar 2026 | Blk 642 | 13 TO 15 | 100 sqm | S$600,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Mar 2026 | Blk 646 | 01 TO 03 | 101 sqm | S$505,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Mar 2026 | Blk 650B | 13 TO 15 | 90 sqm | S$569,000 | S$6,322 psm | ×0.997 | S$6,304 psm |
| Mar 2026 | Blk 643 | 04 TO 06 | 90 sqm | S$505,000 | S$5,611 psm | ×0.997 | S$5,595 psm |
| Feb 2026 | Blk 643 | 01 TO 03 | 90 sqm | S$500,000 | S$5,556 psm | ×0.997 | S$5,539 psm |
| Jan 2026 | Blk 642 | 10 TO 12 | 100 sqm | S$535,000 | S$5,350 psm | ×0.997 | S$5,334 psm |
| Jan 2026 | Blk 655A | 04 TO 06 | 86 sqm | S$485,000 | S$5,640 psm | ×0.997 | S$5,623 psm |
| Dec 2025 | Blk 642 | 13 TO 15 | 100 sqm | S$550,888 | S$5,509 psm | ×0.996 | S$5,487 psm |
| Dec 2025 | Blk 655A | 10 TO 12 | 87 sqm | S$545,000 | S$6,264 psm | ×0.996 | S$6,240 psm |
| Nov 2025 | Blk 655A | 07 TO 09 | 87 sqm | S$550,000 | S$6,322 psm | ×0.996 | S$6,297 psm |
How accurate is this estimate for Jurong West St 61?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Jurong West St 61 since.
- Median error
- 2.9%
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.
7.49% gross yield
S$43,200 of rent a year against the estimate above · 1.29 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 68 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 655B | 4 ROOM | S$3,900 |
| Sept 2026 | 645 | 4 ROOM | S$3,800 |
| Sept 2026 | 625 | 4 ROOM | S$3,800 |
| Sept 2026 | 647 | 4 ROOM | S$3,400 |
| Sept 2026 | 648C | 4 ROOM | S$3,000 |
| Aug 2026 | 655B | 4 ROOM | S$4,500 |
| Aug 2026 | 648B | 4 ROOM | S$4,500 |
| Aug 2026 | 655B | 4 ROOM | S$4,500 |
median of 68 HDB rental approvals for 4 ROOM on Jurong West St 61 since 2025-10.
Buying or selling at S$576,498?
Buying: Stamp duty on S$576,498 · Cash and CPF needed on S$576,498 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$576,498.
Each opens with this figure filled in; change anything there.
Primary schools near 640 Jurong West St 61
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
- Jurong West Primary School · 173 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 480 m · no 2025 Phase 2C ballot
- Westwood Primary School · 798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xingnan Primary School · 979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Corporation Primary School · 1,639 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,779 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 640 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 122 sqm | S$640,000 | S$5,246 psm |
| Apr 2026 | Blk 640 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 100 sqm | S$578,888 | S$5,789 psm |
| Mar 2026 | Blk 640 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 100 sqm | S$570,000 | S$5,700 psm |
| Sept 2024 | Blk 640 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 100 sqm | S$565,000 | S$5,650 psm |
| Dec 2023 | Blk 640 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 100 sqm | S$505,000 | S$5,050 psm |
| Oct 2023 | Blk 640 · 4 ROOM · 01 TO 03 · Model A · 74 years left excluded: outlier | 101 sqm | S$455,000 | S$4,505 psm |
| May 2023 | Blk 640 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 120 sqm | S$570,000 | S$4,750 psm |
Showing 7 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 640 · 5 ROOM | S$4,000 | — |
| Jul 2026 | Blk 640 · 4 ROOM | S$3,600 | — |
| Feb 2026 | Blk 640 · 5 ROOM | S$3,000 | — |
| Sept 2025 | Blk 640 · 5 ROOM | S$4,000 | — |
| Aug 2025 | Blk 640 · 4 ROOM | S$3,800 | — |
| Feb 2025 | Blk 640 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 640 · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 640 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 640 · 4 ROOM | S$3,200 | — |
| Jan 2024 | Blk 640 · 5 ROOM | S$3,000 | — |
| Sept 2023 | Blk 640 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 640 · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 640 · 5 ROOM | S$2,900 | — |
| Sept 2022 | Blk 640 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 640 · 5 ROOM | S$2,500 | — |
| Sept 2021 | Blk 640 · 5 ROOM | S$2,600 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 70 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 65 years | S$553,039 | S$610,600 | S$661,291 | S$672,857 |
| 10 years | 60 years | S$535,772 | S$653,103 | S$766,044 | S$793,073 |
| 20 years | 50 years | S$493,440 | S$733,226 | S$1,008,748 | S$1,081,188 |
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.