Blk 648B Jurong West St 61
Project page · 99-year lease from 2001
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 648B | 04 TO 06 | 110 sqm | S$608,000 | S$5,527 psm | ×1.000 | S$5,527 psm |
| Dec 2025 | Blk 648B | 04 TO 06 | 110 sqm | S$648,000 | S$5,891 psm | ×0.996 | S$5,868 psm |
| Dec 2025 | Blk 648B | 13 TO 15 | 110 sqm | S$672,000 | S$6,109 psm | ×0.996 | S$6,085 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.
7.06% gross yield
S$45,600 of rent a year against the estimate above · 0.24 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 640 | 5 ROOM | S$4,000 |
| Sept 2026 | 656B | 5 ROOM | S$3,800 |
| Sept 2026 | 649B | 5 ROOM | S$3,700 |
| Sept 2026 | 653A | 5 ROOM | S$3,600 |
| Aug 2026 | 654C | 5 ROOM | S$4,300 |
| Aug 2026 | 650C | 5 ROOM | S$4,200 |
| Aug 2026 | 637 | 5 ROOM | S$4,200 |
| Aug 2026 | 642 | 5 ROOM | S$4,200 |
median of 152 HDB rental approvals for 5 ROOM on Jurong West St 61 since 2025-10.
Buying or selling at S$645,454?
Buying: Stamp duty on S$645,454 · Cash and CPF needed on S$645,454 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$645,454.
Each opens with this figure filled in; change anything there.
Primary schools near 648b 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
- Jurong West Primary School · 57 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 610 m · no 2025 Phase 2C ballot
- Westwood Primary School · 910 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Xingnan Primary School · 1,200 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,662 m · no 2025 Phase 2C ballot
- Corporation Primary School · 1,671 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 648B · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Jul 2026 | Blk 648B · 4 ROOM · 10 TO 12 · Model A · 74 years left | 91 sqm | S$565,000 | S$6,209 psm |
| Dec 2025 | Blk 648B · 5 ROOM · 13 TO 15 · Improved · 74 years left | 110 sqm | S$672,000 | S$6,109 psm |
| Dec 2025 | Blk 648B · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$648,000 | S$5,891 psm |
| Jan 2025 | Blk 648B · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$623,000 | S$5,664 psm |
| Dec 2023 | Blk 648B · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$630,000 | S$5,727 psm |
| Mar 2023 | Blk 648B · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$575,000 | S$5,227 psm |
| Jan 2023 | Blk 648B · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$568,000 | S$5,164 psm |
| Dec 2022 | Blk 648B · 4 ROOM · 07 TO 09 · Model A · 77 years left | 91 sqm | S$500,000 | S$5,495 psm |
| Dec 2021 | Blk 648B · 5 ROOM · 16 TO 18 · Improved · 78 years left | 110 sqm | S$565,000 | S$5,136 psm |
| Nov 2021 | Blk 648B · 5 ROOM · 07 TO 09 · Improved · 79 years left | 110 sqm | S$560,000 | S$5,091 psm |
Showing 11 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 648B · 4 ROOM | S$4,500 | — |
| Aug 2026 | Blk 648B · 4 ROOM | S$4,100 | — |
| Jul 2026 | Blk 648B · 5 ROOM | S$4,800 | — |
| Feb 2026 | Blk 648B · 5 ROOM | S$3,400 | — |
| Aug 2025 | Blk 648B · 4 ROOM | S$2,850 | — |
| Jul 2025 | Blk 648B · 4 ROOM | S$4,500 | — |
| May 2025 | Blk 648B · 5 ROOM | S$4,400 | — |
| Mar 2025 | Blk 648B · 5 ROOM | S$4,000 | — |
| Dec 2024 | Blk 648B · 4 ROOM | S$1,200 | — |
| Sept 2024 | Blk 648B · 4 ROOM | S$4,100 | — |
| Jul 2024 | Blk 648B · 5 ROOM | S$4,500 | — |
| Jun 2024 | Blk 648B · 5 ROOM | S$4,400 | — |
| Feb 2024 | Blk 648B · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 648B · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 648B · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 648B · 4 ROOM | S$1,200 | — |
| Dec 2022 | Blk 648B · 5 ROOM | S$2,900 | — |
| Jan 2022 | Blk 648B · 5 ROOM | S$2,500 | — |
| Sept 2021 | Blk 648B · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 648B · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 648B · 5 ROOM | S$1,900 | — |
| Feb 2021 | Blk 648B · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 648B · 5 ROOM | S$2,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$619,189 | S$683,634 | S$740,389 | S$753,338 |
| 10 years | 63 years | S$599,856 | S$731,221 | S$857,672 | S$887,934 |
| 20 years | 53 years | S$552,461 | S$820,928 | S$1,129,405 | S$1,210,510 |
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.