Blk 642 Jurong West St 61
Project page · 99-year lease from 1998
Based on 6 sales in this block, last 12 months. Search did not need to widen. 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 642 | 07 TO 09 | 100 sqm | S$530,000 | S$5,300 psm | ×1.000 | S$5,300 psm |
| Apr 2026 | Blk 642 | 01 TO 03 | 101 sqm | S$515,000 | S$5,099 psm | ×1.000 | S$5,099 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 |
| Jan 2026 | Blk 642 | 10 TO 12 | 100 sqm | S$535,000 | S$5,350 psm | ×0.997 | S$5,334 psm |
| Dec 2025 | Blk 642 | 13 TO 15 | 100 sqm | S$550,888 | S$5,509 psm | ×0.996 | S$5,487 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.
8.12% gross yield
S$43,200 of rent a year against the estimate above · 1.92 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$531,711?
Buying: Stamp duty on S$531,711 · Cash and CPF needed on S$531,711 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$531,711.
Each opens with this figure filled in; change anything there.
Primary schools near 642 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 · 267 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 494 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 511 m · no 2025 Phase 2C ballot
- Westwood Primary School · 826 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xingnan Primary School · 886 m · no 2025 Phase 2C ballot
1 to 2 km
- Corporation Primary School · 1,687 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,862 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 642 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 100 sqm | S$530,000 | S$5,300 psm |
| Apr 2026 | Blk 642 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 101 sqm | S$515,000 | S$5,099 psm |
| Mar 2026 | Blk 642 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 100 sqm | S$600,000 | S$6,000 psm |
| Mar 2026 | Blk 642 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Jan 2026 | Blk 642 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 100 sqm | S$535,000 | S$5,350 psm |
| Dec 2025 | Blk 642 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 100 sqm | S$550,888 | S$5,509 psm |
| Aug 2025 | Blk 642 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 120 sqm | S$636,500 | S$5,304 psm |
| Aug 2025 | Blk 642 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 122 sqm | S$620,000 | S$5,082 psm |
| May 2025 | Blk 642 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 120 sqm | S$658,000 | S$5,483 psm |
| Apr 2024 | Blk 642 · 4 ROOM · 01 TO 03 · Model A · 74 years left excluded: outlier | 101 sqm | S$456,888 | S$4,524 psm |
| May 2023 | Blk 642 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 100 sqm | S$508,000 | S$5,080 psm |
| Oct 2022 | Blk 642 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 100 sqm | S$508,000 | S$5,080 psm |
| Sept 2022 | Blk 642 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 101 sqm | S$490,000 | S$4,851 psm |
| Jun 2022 | Blk 642 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 120 sqm | S$550,000 | S$4,583 psm |
| Nov 2021 | Blk 642 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 120 sqm | S$520,000 | S$4,333 psm |
| Nov 2021 | Blk 642 · 5 ROOM · 01 TO 03 · Improved · 76 years left excluded: outlier | 122 sqm | S$490,000 | S$4,016 psm |
| Oct 2021 | Blk 642 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 100 sqm | S$480,000 | S$4,800 psm |
Showing 17 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 642 · 5 ROOM | S$4,200 | — |
| Aug 2026 | Blk 642 · 5 ROOM | S$3,850 | — |
| Aug 2026 | Blk 642 · 5 ROOM | S$3,650 | — |
| Jul 2026 | Blk 642 · 4 ROOM | S$4,350 | — |
| Feb 2026 | Blk 642 · 5 ROOM | S$3,900 | — |
| Aug 2025 | Blk 642 · 4 ROOM | S$4,500 | — |
| Aug 2025 | Blk 642 · 5 ROOM | S$4,200 | — |
| Aug 2025 | Blk 642 · 5 ROOM | S$3,700 | — |
| May 2025 | Blk 642 · 5 ROOM | S$3,850 | — |
| Apr 2025 | Blk 642 · 4 ROOM | S$3,600 | — |
| Feb 2025 | Blk 642 · 4 ROOM | S$1,800 | — |
| Dec 2024 | Blk 642 · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 642 · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 642 · 5 ROOM | S$4,200 | — |
| Jun 2024 | Blk 642 · 5 ROOM | S$3,550 | — |
| Feb 2024 | Blk 642 · 5 ROOM | S$3,900 | — |
| Nov 2023 | Blk 642 · 4 ROOM | S$4,200 | — |
| Sept 2023 | Blk 642 · 5 ROOM | S$4,200 | — |
| Jul 2023 | Blk 642 · 5 ROOM | S$3,700 | — |
| Mar 2023 | Blk 642 · 4 ROOM | S$3,900 | — |
| Nov 2022 | Blk 642 · 5 ROOM | S$2,600 | — |
| Oct 2022 | Blk 642 · 4 ROOM | S$3,500 | — |
| Aug 2022 | Blk 642 · 4 ROOM | S$4,000 | — |
| Aug 2022 | Blk 642 · 5 ROOM | S$2,800 | — |
| Jul 2022 | Blk 642 · 5 ROOM | S$2,700 | — |
| Mar 2022 | Blk 642 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 642 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 642 · 5 ROOM | S$2,700 | — |
| Apr 2021 | Blk 642 · 4 ROOM | S$2,350 | — |
| Apr 2021 | Blk 642 · 5 ROOM | S$2,000 | — |
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$510,075 | S$563,164 | S$609,917 | S$620,584 |
| 10 years | 60 years | S$494,149 | S$602,365 | S$706,532 | S$731,461 |
| 20 years | 50 years | S$455,106 | S$676,263 | S$930,380 | S$997,193 |
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.