Blk 656A Jurong West St 61
Project page · 99-year lease from 2002
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 656C | 10 TO 12 | 132 sqm | S$750,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Aug 2026 | Blk 656D | 10 TO 12 | 132 sqm | S$763,000 | S$5,780 psm | ×1.000 | S$5,780 psm |
| Jun 2026 | Blk 656B | 13 TO 15 | 133 sqm | S$778,000 | S$5,850 psm | ×1.000 | S$5,850 psm |
| May 2026 | Blk 656A | 07 TO 09 | 132 sqm | S$775,000 | S$5,871 psm | ×1.000 | S$5,871 psm |
| Jan 2026 | Blk 656C | 04 TO 06 | 132 sqm | S$775,000 | S$5,871 psm | ×0.997 | S$5,854 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.
6.22% gross yield
S$48,000 of rent a year against the estimate above · 1.28 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 |
|---|---|---|---|
| Jul 2026 | 656C | EXECUTIVE | S$5,600 |
| Jul 2026 | 656D | EXECUTIVE | S$2,500 |
| Jun 2026 | 656D | EXECUTIVE | S$4,500 |
| Jun 2026 | 656C | EXECUTIVE | S$3,800 |
| Jun 2026 | 656A | EXECUTIVE | S$2,600 |
| May 2026 | 656D | EXECUTIVE | S$4,200 |
| May 2026 | 656A | EXECUTIVE | S$4,000 |
| May 2026 | 656B | EXECUTIVE | S$4,000 |
median of 12 HDB rental approvals for EXECUTIVE on Jurong West St 61 since 2025-10.
Buying or selling at S$772,150?
Buying: Stamp duty on S$772,150 · Cash and CPF needed on S$772,150 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$772,150.
Each opens with this figure filled in; change anything there.
Primary schools near 656a 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
- Frontier Primary School · 93 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 371 m · balloted in 2025 Phase 2C (PRs within 1 km)
- West Grove Primary School · 941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Westwood Primary School · 1,218 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xingnan Primary School · 1,462 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,668 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,885 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 656A · EXECUTIVE · 07 TO 09 · Apartment · 75 years left | 132 sqm | S$775,000 | S$5,871 psm |
| Oct 2025 | Blk 656A · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 133 sqm | S$778,888 | S$5,856 psm |
| Sept 2025 | Blk 656A · EXECUTIVE · 10 TO 12 · Apartment · 76 years left | 132 sqm | S$820,000 | S$6,212 psm |
| Jul 2024 | Blk 656A · EXECUTIVE · 13 TO 15 · Apartment · 77 years left | 132 sqm | S$735,000 | S$5,568 psm |
| Jul 2024 | Blk 656A · 5 ROOM · 10 TO 12 · Improved · 77 years left | 111 sqm | S$608,888 | S$5,485 psm |
| May 2024 | Blk 656A · EXECUTIVE · 13 TO 15 · Apartment · 77 years left | 132 sqm | S$795,000 | S$6,023 psm |
| Feb 2024 | Blk 656A · EXECUTIVE · 10 TO 12 · Apartment · 77 years left excluded: outlier | 132 sqm | S$705,000 | S$5,341 psm |
| Oct 2023 | Blk 656A · EXECUTIVE · 04 TO 06 · Apartment · 77 years left | 133 sqm | S$750,000 | S$5,639 psm |
| Jun 2022 | Blk 656A · EXECUTIVE · 01 TO 03 · Apartment · 79 years left | 133 sqm | S$615,000 | S$4,624 psm |
| Feb 2022 | Blk 656A · EXECUTIVE · 10 TO 12 · Apartment · 79 years left | 133 sqm | S$660,000 | S$4,962 psm |
| Jan 2022 | Blk 656A · EXECUTIVE · 10 TO 12 · Apartment · 79 years left | 132 sqm | S$663,800 | S$5,029 psm |
| Dec 2021 | Blk 656A · 5 ROOM · 04 TO 06 · Improved · 79 years left | 111 sqm | S$562,000 | S$5,063 psm |
Showing 12 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 656A · 5 ROOM | S$2,000 | — |
| Jun 2026 | Blk 656A · EXECUTIVE | S$2,600 | — |
| May 2026 | Blk 656A · 5 ROOM | S$4,200 | — |
| May 2026 | Blk 656A · EXECUTIVE | S$4,000 | — |
| Feb 2026 | Blk 656A · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 656A · EXECUTIVE | S$4,300 | — |
| Jul 2025 | Blk 656A · EXECUTIVE | S$3,800 | — |
| May 2025 | Blk 656A · EXECUTIVE | S$4,100 | — |
| Apr 2025 | Blk 656A · EXECUTIVE | S$4,300 | — |
| Feb 2025 | Blk 656A · 5 ROOM | S$3,900 | — |
| Dec 2024 | Blk 656A · EXECUTIVE | S$4,000 | — |
| May 2024 | Blk 656A · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 656A · EXECUTIVE | S$2,600 | — |
| Jan 2024 | Blk 656A · EXECUTIVE | S$3,500 | — |
| Dec 2023 | Blk 656A · 5 ROOM | S$750 | — |
| Sept 2023 | Blk 656A · EXECUTIVE | S$4,500 | — |
| Aug 2023 | Blk 656A · 5 ROOM | S$3,200 | — |
| Jun 2023 | Blk 656A · EXECUTIVE | S$4,000 | — |
| Aug 2022 | Blk 656A · EXECUTIVE | S$4,000 | — |
| Jun 2022 | Blk 656A · EXECUTIVE | S$2,600 | — |
| May 2022 | Blk 656A · EXECUTIVE | S$3,100 | — |
| Apr 2022 | Blk 656A · 5 ROOM | S$2,800 | — |
| Dec 2021 | Blk 656A · EXECUTIVE | S$2,450 | — |
| Aug 2021 | Blk 656A · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 656A · EXECUTIVE | S$2,600 | — |
| Mar 2021 | Blk 656A · EXECUTIVE | S$3,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 69 years | S$740,730 | S$817,825 | S$885,720 | S$901,211 |
| 10 years | 64 years | S$717,602 | S$874,753 | S$1,026,025 | S$1,062,226 |
| 20 years | 54 years | S$660,904 | S$982,068 | S$1,351,097 | S$1,448,122 |
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.