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HDB · 641653

Blk 653A Jurong West St 61

Project page · 99-year lease from 2002

Indicative value range
S$622,483 – S$662,862
Indicative mid S$661,280 · S$6,012 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
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
Apr 2026Blk 653A04 TO 06111 sqmS$668,888S$6,026 psm×1.000S$6,026 psm
Jan 2026Blk 653A04 TO 06111 sqmS$630,000S$5,676 psm×0.997S$5,659 psm
Dec 2025Blk 653A07 TO 09110 sqmS$663,888S$6,035 psm×0.996S$6,012 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.

6.90% gross yield

S$45,600 of rent a year against the estimate above · 0.4 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$661,280?

Buying: Stamp duty on S$661,280 · Cash and CPF needed on S$661,280 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$661,280.

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

Primary schools near 653a 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
Sept 2026
Blk 653A · 5 ROOM · 13 TO 15 · Improved · 75 years left
110 sqmS$675,000S$6,136 psm
Aug 2026
Blk 653A · 5 ROOM · 01 TO 03 · Improved · 75 years left
111 sqmS$580,000S$5,225 psm
Apr 2026
Blk 653A · 5 ROOM · 04 TO 06 · Improved · 76 years left
111 sqmS$668,888S$6,026 psm
Jan 2026
Blk 653A · 5 ROOM · 04 TO 06 · Improved · 76 years left
111 sqmS$630,000S$5,676 psm
Dec 2025
Blk 653A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$663,888S$6,035 psm
Aug 2025
Blk 653A · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$668,000S$6,073 psm
May 2025
Blk 653A · 5 ROOM · 16 TO 18 · Improved · 77 years left
110 sqmS$689,888S$6,272 psm
Apr 2025
Blk 653A · 5 ROOM · 04 TO 06 · Improved · 77 years left
110 sqmS$663,888S$6,035 psm
Dec 2024
Blk 653A · 5 ROOM · 04 TO 06 · Improved · 77 years left
110 sqmS$640,000S$5,818 psm
Oct 2024
Blk 653A · 5 ROOM · 04 TO 06 · Improved · 77 years left
110 sqmS$630,000S$5,727 psm
Oct 2024
Blk 653A · 5 ROOM · 01 TO 03 · Improved · 77 years left
111 sqmS$580,000S$5,225 psm
Sept 2024
Blk 653A · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$620,000S$5,636 psm
Jun 2024
Blk 653A · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$590,000S$5,364 psm
Apr 2024
Blk 653A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$608,000S$5,527 psm
Apr 2024
Blk 653A · 5 ROOM · 01 TO 03 · Improved · 78 years left
111 sqmS$552,888S$4,981 psm
Sept 2023
Blk 653A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$612,000S$5,564 psm
Dec 2022
Blk 653A · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$580,000S$5,273 psm
May 2022
Blk 653A · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$545,000S$4,955 psm
Mar 2022
Blk 653A · 5 ROOM · 07 TO 09 · Improved · 80 years left
110 sqmS$540,000S$4,909 psm
Oct 2021
Blk 653A · 5 ROOM · 07 TO 09 · Improved · 80 years left
110 sqmS$535,000S$4,864 psm
See more

Showing 20 of 105.

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$634,372S$700,397S$758,544S$771,810
10 years64 yearsS$614,565S$749,151S$878,702S$909,706
20 years54 yearsS$566,008S$841,058S$1,157,099S$1,240,193

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.