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HDB · 640863

Blk 863 Jurong West St 81

Project page · 99-year lease from 1996

Indicative value range
S$566,860 – S$593,280
Indicative mid S$581,102 · S$4,612 psm

Based on 34 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 84007 TO 09127 sqmS$560,000S$4,409 psm×1.000S$4,409 psm
Sept 2026Blk 82504 TO 06127 sqmS$580,888S$4,574 psm×1.000S$4,574 psm
Sept 2026Blk 83207 TO 09126 sqmS$609,000S$4,833 psm×1.000S$4,833 psm
Aug 2026Blk 81004 TO 06128 sqmS$555,000S$4,336 psm×1.000S$4,336 psm
Aug 2026Blk 83613 TO 15138 sqmS$640,000S$4,638 psm×1.000S$4,638 psm
Aug 2026Blk 86301 TO 03135 sqmS$607,000S$4,496 psm×1.000S$4,496 psm
Aug 2026Blk 84907 TO 09135 sqmS$635,888S$4,710 psm×1.000S$4,710 psm
Aug 2026Blk 81510 TO 12121 sqmS$522,888S$4,321 psm×1.000S$4,321 psm
Jul 2026Blk 84004 TO 06127 sqmS$598,000S$4,709 psm×1.000S$4,709 psm
Jul 2026Blk 85407 TO 09123 sqmS$615,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 83404 TO 06127 sqmS$540,000S$4,252 psm×1.000S$4,252 psm
Jul 2026Blk 86507 TO 09127 sqmS$580,000S$4,567 psm×1.000S$4,567 psm
Jun 2026Blk 82507 TO 09129 sqmS$573,000S$4,442 psm×1.000S$4,442 psm
Jun 2026Blk 85007 TO 09128 sqmS$590,000S$4,609 psm×1.000S$4,609 psm
May 2026Blk 81807 TO 09135 sqmS$635,000S$4,704 psm×1.000S$4,704 psm
May 2026Blk 82004 TO 06126 sqmS$585,000S$4,643 psm×1.000S$4,643 psm
May 2026Blk 81701 TO 03126 sqmS$595,000S$4,722 psm×1.000S$4,722 psm
May 2026Blk 81704 TO 06126 sqmS$575,000S$4,563 psm×1.000S$4,563 psm
May 2026Blk 83301 TO 03127 sqmS$570,000S$4,488 psm×1.000S$4,488 psm
Apr 2026Blk 85101 TO 03129 sqmS$585,000S$4,535 psm×1.000S$4,535 psm
Apr 2026Blk 83601 TO 03138 sqmS$590,000S$4,275 psm×1.000S$4,275 psm
Mar 2026Blk 83604 TO 06138 sqmS$640,000S$4,638 psm×0.997S$4,624 psm
Mar 2026Blk 81101 TO 03126 sqmS$595,000S$4,722 psm×0.997S$4,708 psm
Mar 2026Blk 82501 TO 03128 sqmS$573,000S$4,477 psm×0.997S$4,463 psm
Mar 2026Blk 81310 TO 12121 sqmS$560,000S$4,628 psm×0.997S$4,614 psm
Mar 2026Blk 86604 TO 06125 sqmS$565,000S$4,520 psm×0.997S$4,507 psm
Mar 2026Blk 83313 TO 15127 sqmS$590,000S$4,646 psm×0.997S$4,632 psm
Feb 2026Blk 85510 TO 12123 sqmS$605,000S$4,919 psm×0.997S$4,904 psm
Feb 2026Blk 82510 TO 12127 sqmS$616,000S$4,850 psm×0.997S$4,836 psm
Feb 2026Blk 82501 TO 03127 sqmS$585,000S$4,606 psm×0.997S$4,593 psm
Feb 2026Blk 84813 TO 15128 sqmS$612,000S$4,781 psm×0.997S$4,767 psm
Jan 2026Blk 86607 TO 09125 sqmS$565,000S$4,520 psm×0.997S$4,507 psm
Dec 2025Blk 83201 TO 03126 sqmS$590,000S$4,683 psm×0.996S$4,664 psm
Dec 2025Blk 84601 TO 03135 sqmS$640,000S$4,741 psm×0.996S$4,722 psm

How accurate is this estimate for Jurong West St 81?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Jurong West St 81 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.

7.23% gross yield

S$42,000 of rent a year against the estimate above · 1.55 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 59 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 20268385 ROOMS$3,700
Sept 20268505 ROOMS$3,400
Aug 20268125 ROOMS$4,300
Aug 20268145 ROOMS$4,000
Aug 20268245 ROOMS$3,600
Aug 20268465 ROOMS$3,500
Aug 20268645 ROOMS$3,300
Aug 20268535 ROOMS$3,000

median of 59 HDB rental approvals for 5 ROOM on Jurong West St 81 since 2025-10.

Buying or selling at S$581,102?

Buying: Stamp duty on S$581,102 · Cash and CPF needed on S$581,102 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$581,102.

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

Primary schools near 863 Jurong West St 81

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 863 · 5 ROOM · 01 TO 03 · Model A · 69 years left
135 sqmS$607,000S$4,496 psm
May 2026
Blk 863 · 4 ROOM · 04 TO 06 · Model A · 70 years left
106 sqmS$535,000S$5,047 psm
Jun 2025
Blk 863 · 5 ROOM · 01 TO 03 · Improved · 70 years left
123 sqmS$575,000S$4,675 psm
May 2025
Blk 863 · 5 ROOM · 01 TO 03 · Improved · 70 years left
127 sqmS$555,000S$4,370 psm
Sept 2024
Blk 863 · 5 ROOM · 01 TO 03 · Improved · 71 years left
126 sqmS$558,000S$4,429 psm
Feb 2024
Blk 863 · 5 ROOM · 07 TO 09 · Improved · 72 years left
123 sqmS$560,000S$4,553 psm
Dec 2022
Blk 863 · 4 ROOM · 01 TO 03 · Model A · 73 years left
105 sqmS$435,000S$4,143 psm
Dec 2021
Blk 863 · 4 ROOM · 04 TO 06 · Model A · 74 years left
106 sqmS$405,000S$3,821 psm
See more

Showing 8 of 17.

Sale prices as filed in caveats.

Where the lease takes this

About 68 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 years63 yearsS$562,959S$621,552S$673,153S$684,925
10 years58 yearsS$543,140S$662,084S$776,579S$803,979
20 years48 yearsS$492,362S$731,625S$1,006,545S$1,078,827

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.