652b Jurong West Street 61 642652, Jurong West Central, West Region, Singapore
$587,999
5 room HDB flat for sale Size: 110.0 m², Remaining Lease: 77 years 8 month(s) High Floor Squarish Layout Good and well kept space. Very good amenities around 1) 3 mins to Pioneer MRT 2) 2 mins to 24 hours coffeeshop 3) 2 mins to 24 hours provision shop 4) 2 mins to Clinic, Barbar Shop and other eateries. 5) 5 mins to Multi purpose stadium and swimming pool 6) 5 mins walk to Frontier Primary and Jurong West Primary School 7) 15mins to Nanyang Technology University & River Valley High School 8) 5 mins drive to car workshop at Soon Lee Drive 9) 15mins walk or one mrt stop to Jurong Point 10) Lovely greenery and recreation area around. E.g. Playground, Garden, Basketball court etc Open To All Ethnic
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$709,728
S$599 psf
Asking Price
S$587,999
S$497 psf
vs Market
-17.2%
vs Last Done
-5.7%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Pioneer
131m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$547
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.043
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$599
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 652B JURONG WEST ST 61 Floor 04 TO 06 | 1,195sqft | S$630,000 | ▼S$527 -12.0% vs FV | 99yr from 2002 |
Mar 2026 | Blk 652B JURONG WEST ST 61 Floor 04 TO 06 | 1,195sqft | S$630,000 | ▼S$527 -12.0% vs FV | 99yr from 2002 |
Feb 2026 | Blk 652B JURONG WEST ST 61 Floor 07 TO 09 | 1,184sqft | S$718,000 | ▲S$606 +1.2% vs FV | 99yr from 2002 |
Dec 2025 | Blk 652B JURONG WEST ST 61 Floor 16 TO 18 | 1,184sqft | S$668,000 | ▼S$564 -5.8% vs FV | 99yr from 2002 |
Jun 2025 | Blk 652B JURONG WEST ST 61 Floor 13 TO 15 | 1,184sqft | S$669,000 | ▼S$565 -5.7% vs FV | 99yr from 2002 |
Mar 2025 | Blk 652B JURONG WEST ST 61 Floor 01 TO 03 | 1,195sqft | S$585,000 | ▼S$490 -18.2% vs FV | 99yr from 2002 |
Feb 2025 | Blk 652B JURONG WEST ST 61 Floor 04 TO 06 | 1,184sqft | S$630,000 | ▼S$532 -11.2% vs FV | 99yr from 2002 |
Blk 652B JURONG WEST ST 61
Mar 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 652B JURONG WEST ST 61
Mar 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 652B JURONG WEST ST 61
Feb 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 652B JURONG WEST ST 61
Dec 2025 · Floor 16 TO 18
-5.8% vs FV
Blk 652B JURONG WEST ST 61
Jun 2025 · Floor 13 TO 15
-5.7% vs FV
Blk 652B JURONG WEST ST 61
Mar 2025 · Floor 01 TO 03
-18.2% vs FV
Blk 652B JURONG WEST ST 61
Feb 2025 · Floor 04 TO 06
-11.2% vs FV
HELIOS AI Analysis
In the dynamic landscape of Singapore's real estate market, the valuation of this HDB 5-room unit in Jurong West presents an intriguing opportunity for potential buyers. With a remaining lease of 73 years, the estimated value stands at $709,728, translating to a price per square foot (PSF) of $599. This valuation is positioned significantly below the market baseline, reflecting a 17.2% difference that categorizes it as a good deal. Such a discount suggests that the property may be underpriced in comparison to its peers, potentially attracting discerning buyers looking for value.
However, it is essential to note that the model confidence for this valuation is assessed as low, indicating a degree of uncertainty in the market dynamics that may influence future property values. Based on an analysis of six recent HDB resale transactions in the vicinity, the data indicates a varied response from the market, which could be attributed to factors such as changing buyer sentiment, economic conditions, and the appeal of surrounding amenities. Buyers should approach this opportunity with an understanding of the lease duration and the broader market signals, ensuring a well-informed investment decision in the ever-evolving Jurong West landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.