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HDB · 641648

Blk 648A Jurong West St 61

Project page · 99-year lease from 2001

Indicative value range
S$608,000 – S$660,000
Indicative mid S$630,000 · S$5,727 psm

Based on 49 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 62516 TO 18110 sqmS$621,000S$5,645 psm×1.000S$5,645 psm
Oct 2026Blk 653B13 TO 15111 sqmS$675,000S$6,081 psm×1.000S$6,081 psm
Oct 2026Blk 653B04 TO 06111 sqmS$585,000S$5,270 psm×1.000S$5,270 psm
Sept 2026Blk 653C10 TO 12110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Sept 2026Blk 649A10 TO 12110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Sept 2026Blk 653A13 TO 15110 sqmS$675,000S$6,136 psm×1.000S$6,136 psm
Aug 2026Blk 653A01 TO 03111 sqmS$580,000S$5,225 psm×1.000S$5,225 psm
Aug 2026Blk 64104 TO 06120 sqmS$618,000S$5,150 psm×1.000S$5,150 psm
Aug 2026Blk 652C16 TO 18110 sqmS$646,888S$5,881 psm×1.000S$5,881 psm
Aug 2026Blk 649B04 TO 06110 sqmS$622,000S$5,655 psm×1.000S$5,655 psm
Aug 2026Blk 650B01 TO 03109 sqmS$598,000S$5,486 psm×1.000S$5,486 psm
Jul 2026Blk 63901 TO 03122 sqmS$600,000S$4,918 psm×1.000S$4,918 psm
Jul 2026Blk 652C07 TO 09110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jul 2026Blk 64501 TO 03122 sqmS$620,000S$5,082 psm×1.000S$5,082 psm
Jul 2026Blk 648B04 TO 06110 sqmS$608,000S$5,527 psm×1.000S$5,527 psm
Jul 2026Blk 650A13 TO 15110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Jun 2026Blk 649B04 TO 06110 sqmS$639,888S$5,817 psm×1.000S$5,817 psm
Jun 2026Blk 652B01 TO 03111 sqmS$610,000S$5,496 psm×1.000S$5,496 psm
Jun 2026Blk 656C13 TO 15112 sqmS$672,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 64001 TO 03122 sqmS$640,000S$5,246 psm×1.000S$5,246 psm
May 2026Blk 62207 TO 09110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
May 2026Blk 64710 TO 12120 sqmS$685,000S$5,708 psm×1.000S$5,708 psm
Apr 2026Blk 653A04 TO 06111 sqmS$668,888S$6,026 psm×1.000S$6,026 psm
Apr 2026Blk 656B10 TO 12111 sqmS$668,000S$6,018 psm×1.000S$6,018 psm
Mar 2026Blk 649B07 TO 09110 sqmS$605,000S$5,500 psm×0.997S$5,484 psm
Mar 2026Blk 63904 TO 06121 sqmS$625,000S$5,165 psm×0.997S$5,150 psm
Mar 2026Blk 652B04 TO 06111 sqmS$630,000S$5,676 psm×0.997S$5,659 psm
Mar 2026Blk 64713 TO 15120 sqmS$680,000S$5,667 psm×0.997S$5,650 psm
Feb 2026Blk 64104 TO 06121 sqmS$628,000S$5,190 psm×0.997S$5,175 psm
Feb 2026Blk 652B07 TO 09110 sqmS$718,000S$6,527 psm×0.997S$6,508 psm
Feb 2026Blk 654C07 TO 09110 sqmS$662,000S$6,018 psm×0.997S$6,000 psm
Jan 2026Blk 64410 TO 12120 sqmS$672,000S$5,600 psm×0.997S$5,583 psm
Jan 2026Blk 63707 TO 09110 sqmS$628,000S$5,709 psm×0.997S$5,692 psm
Jan 2026Blk 650B13 TO 15110 sqmS$660,000S$6,000 psm×0.997S$5,982 psm
Jan 2026Blk 654B10 TO 12110 sqmS$710,000S$6,455 psm×0.997S$6,436 psm
Jan 2026Blk 653A04 TO 06111 sqmS$630,000S$5,676 psm×0.997S$5,659 psm
Jan 2026Blk 653C07 TO 09110 sqmS$650,888S$5,917 psm×0.997S$5,900 psm
Jan 2026Blk 654C04 TO 06111 sqmS$632,000S$5,694 psm×0.997S$5,677 psm
Jan 2026Blk 649B07 TO 09110 sqmS$662,888S$6,026 psm×0.997S$6,008 psm
Dec 2025Blk 64510 TO 12120 sqmS$690,000S$5,750 psm×0.996S$5,727 psm
Dec 2025Blk 652B16 TO 18110 sqmS$668,000S$6,073 psm×0.996S$6,049 psm
Dec 2025Blk 648B04 TO 06110 sqmS$648,000S$5,891 psm×0.996S$5,868 psm
Dec 2025Blk 653A07 TO 09110 sqmS$663,888S$6,035 psm×0.996S$6,012 psm
Dec 2025Blk 653B04 TO 06111 sqmS$648,888S$5,846 psm×0.996S$5,823 psm
Dec 2025Blk 653C01 TO 03111 sqmS$590,000S$5,315 psm×0.996S$5,294 psm
Dec 2025Blk 648B13 TO 15110 sqmS$672,000S$6,109 psm×0.996S$6,085 psm
Nov 2025Blk 648C13 TO 15110 sqmS$648,000S$5,891 psm×0.996S$5,868 psm
Nov 2025Blk 648C04 TO 06110 sqmS$625,000S$5,682 psm×0.996S$5,660 psm
Nov 2025Blk 653B10 TO 12110 sqmS$655,000S$5,955 psm×0.996S$5,931 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.

7.24% gross yield

S$45,600 of rent a year against the estimate above · 0.06 points below flats like it

Homes like this rent for about S$3,800 a month, the middle of 152 approvals in the last year.

In Jurong West, flats of this type with 70 to 79 years of lease left yield 7.30%, from 16 blocks.

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 20266405 ROOMS$4,000
Sept 2026656B5 ROOMS$3,800
Sept 2026649B5 ROOMS$3,700
Sept 2026653A5 ROOMS$3,600
Aug 2026654C5 ROOMS$4,300
Aug 2026650C5 ROOMS$4,200
Aug 20266375 ROOMS$4,200
Aug 20266425 ROOMS$4,200

median of 152 HDB rental approvals for 5 ROOM on Jurong West St 61 since 2025-10.

Buying or selling at S$630,000?

Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$630,000.

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

Primary schools near 648a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 648A · 4 ROOM · 07 TO 09 · Model A · 74 years left
91 sqmS$570,000S$6,264 psm
Dec 2024
Blk 648A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$633,000S$5,755 psm
Sept 2024
Blk 648A · 4 ROOM · 10 TO 12 · Model A · 76 years left
91 sqmS$519,000S$5,703 psm
Feb 2024
Blk 648A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$580,000S$5,273 psm
May 2022
Blk 648A · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$535,000S$4,864 psm
Mar 2022
Blk 648A · 5 ROOM · 01 TO 03 · Improved · 78 years left
110 sqmS$512,000S$4,655 psm
Oct 2021
Blk 648A · 5 ROOM · 01 TO 03 · Improved · 79 years left
110 sqmS$508,000S$4,618 psm
See more

Showing 7 of 53.

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$604,364S$667,266S$722,662S$735,301
10 years63 yearsS$585,494S$713,714S$837,137S$866,674
20 years53 yearsS$539,234S$801,273S$1,102,364S$1,181,528

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.