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HDB · 641651

Blk 651A Jurong West St 61

Project page · 99-year lease from 2002

Indicative value range
S$500,520 – S$550,000
Indicative mid S$524,613 · S$5,765 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 64301 TO 0390 sqmS$490,000S$5,444 psm×1.000S$5,444 psm
Sept 2026Blk 64207 TO 09100 sqmS$530,000S$5,300 psm×1.000S$5,300 psm
Sept 2026Blk 64507 TO 09100 sqmS$557,000S$5,570 psm×1.000S$5,570 psm
Aug 2026Blk 64501 TO 03101 sqmS$520,000S$5,149 psm×1.000S$5,149 psm
Aug 2026Blk 655A10 TO 1286 sqmS$552,000S$6,419 psm×1.000S$6,419 psm
Aug 2026Blk 63910 TO 12100 sqmS$560,000S$5,600 psm×1.000S$5,600 psm
Aug 2026Blk 62507 TO 0991 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 62201 TO 0391 sqmS$535,000S$5,879 psm×1.000S$5,879 psm
Jul 2026Blk 650C16 TO 1891 sqmS$575,000S$6,319 psm×1.000S$6,319 psm
Jul 2026Blk 64513 TO 15100 sqmS$585,000S$5,850 psm×1.000S$5,850 psm
Jul 2026Blk 648B10 TO 1291 sqmS$565,000S$6,209 psm×1.000S$6,209 psm
Jul 2026Blk 649B01 TO 0390 sqmS$505,000S$5,611 psm×1.000S$5,611 psm
Jul 2026Blk 64304 TO 0693 sqmS$535,000S$5,753 psm×1.000S$5,753 psm
Jul 2026Blk 63901 TO 03101 sqmS$515,888S$5,108 psm×1.000S$5,108 psm
Jul 2026Blk 62507 TO 0991 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Jul 2026Blk 650B01 TO 0390 sqmS$540,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 64504 TO 06100 sqmS$530,000S$5,300 psm×1.000S$5,300 psm
Jul 2026Blk 648D10 TO 1291 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Jun 2026Blk 64301 TO 0391 sqmS$499,000S$5,484 psm×1.000S$5,484 psm
May 2026Blk 64510 TO 12100 sqmS$555,000S$5,550 psm×1.000S$5,550 psm
May 2026Blk 64113 TO 15100 sqmS$610,000S$6,100 psm×1.000S$6,100 psm
May 2026Blk 648A07 TO 0991 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
May 2026Blk 651B04 TO 0691 sqmS$575,000S$6,319 psm×1.000S$6,319 psm
May 2026Blk 648D04 TO 0691 sqmS$538,000S$5,912 psm×1.000S$5,912 psm
May 2026Blk 655A04 TO 0687 sqmS$515,000S$5,920 psm×1.000S$5,920 psm
Apr 2026Blk 64201 TO 03101 sqmS$515,000S$5,099 psm×1.000S$5,099 psm
Apr 2026Blk 64010 TO 12100 sqmS$578,888S$5,789 psm×1.000S$5,789 psm
Apr 2026Blk 650A01 TO 0390 sqmS$520,000S$5,778 psm×1.000S$5,778 psm
Mar 2026Blk 64007 TO 09100 sqmS$570,000S$5,700 psm×0.997S$5,683 psm
Mar 2026Blk 64304 TO 0690 sqmS$520,000S$5,778 psm×0.997S$5,761 psm
Mar 2026Blk 655B07 TO 0985 sqmS$538,888S$6,340 psm×0.997S$6,321 psm
Mar 2026Blk 64207 TO 09100 sqmS$520,000S$5,200 psm×0.997S$5,185 psm
Mar 2026Blk 64213 TO 15100 sqmS$600,000S$6,000 psm×0.997S$5,982 psm
Mar 2026Blk 64601 TO 03101 sqmS$505,000S$5,000 psm×0.997S$4,985 psm
Mar 2026Blk 650B13 TO 1590 sqmS$569,000S$6,322 psm×0.997S$6,304 psm
Mar 2026Blk 64304 TO 0690 sqmS$505,000S$5,611 psm×0.997S$5,595 psm
Feb 2026Blk 64301 TO 0390 sqmS$500,000S$5,556 psm×0.997S$5,539 psm
Jan 2026Blk 64210 TO 12100 sqmS$535,000S$5,350 psm×0.997S$5,334 psm
Jan 2026Blk 655A04 TO 0686 sqmS$485,000S$5,640 psm×0.997S$5,623 psm
Dec 2025Blk 64213 TO 15100 sqmS$550,888S$5,509 psm×0.996S$5,487 psm
Dec 2025Blk 655A10 TO 1287 sqmS$545,000S$6,264 psm×0.996S$6,240 psm
Nov 2025Blk 655A07 TO 0987 sqmS$550,000S$6,322 psm×0.996S$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.

8.23% gross yield

S$43,200 of rent a year against the estimate above · 2.03 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

ApprovedBlockFlatRent a month
Sept 2026655B4 ROOMS$3,900
Sept 20266454 ROOMS$3,800
Sept 20266254 ROOMS$3,800
Sept 20266474 ROOMS$3,400
Sept 2026648C4 ROOMS$3,000
Aug 2026655B4 ROOMS$4,500
Aug 2026648B4 ROOMS$4,500
Aug 2026655B4 ROOMS$4,500

median of 68 HDB rental approvals for 4 ROOM on Jurong West St 61 since 2025-10.

Buying or selling at S$524,613?

Buying: Stamp duty on S$524,613 · Cash and CPF needed on S$524,613 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$524,613.

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

Primary schools near 651a 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
Apr 2025
Blk 651A · 4 ROOM · 10 TO 12 · Model A · 76 years left
91 sqmS$610,000S$6,703 psm
Oct 2024
Blk 651A · 4 ROOM · 10 TO 12 · Model A · 77 years left
91 sqmS$599,000S$6,582 psm
Aug 2024
Blk 651A · 4 ROOM · 07 TO 09 · Model A · 77 years left
91 sqmS$550,000S$6,044 psm
Sept 2023
Blk 651A · 4 ROOM · 10 TO 12 · Model A · 78 years left
90 sqmS$518,000S$5,756 psm
Jul 2023
Blk 651A · 4 ROOM · 01 TO 03 · Model A · 78 years left
91 sqmS$497,000S$5,462 psm
Mar 2023
Blk 651A · 4 ROOM · 10 TO 12 · Model A · 78 years left
91 sqmS$500,000S$5,495 psm
See more

Showing 6 of 41.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$503,266S$555,646S$601,775S$612,300
10 years64 yearsS$487,552S$594,324S$697,100S$721,697
20 years54 yearsS$449,031S$667,236S$917,961S$983,881

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.