656b Jurong West Street 61 642656, Jurong West Central, West Region, Singapore
$800,000
Spacious Executive Apartment at 656B Jurong West Street 61 offering generous living and dining areas ideal for large families. Functional layout with excellent ventilation in a well-established estate. Close to MRT, schools, supermarkets and Jurong amenities. A rare large-format home in the West. Property Details • Address: 656B Jurong West Street 61 • Flat Type: Executive Apartment • Layout: Spacious living and dining with multiple bedrooms • Ideal for large families or multi-generation living . N/S Orientation Highlights • Generous EA layout with distinct living and dining zones • Well-proportioned bedrooms offering flexibility for study or home office • Bright and airy unit with good cross ventilation • Excellent option for families upgrading from smaller flats • Strong long-term liveability in a mature Jurong West estate Connectivity • Near Pioneer MRT and Boon Lay MRT • Convenient access to PIE and AYE • Well-served by multiple bus services Nearby Amenities • Shopping: Jurong Point, Pioneer Mall, Gek Poh Shopping Centre • Supermarkets: NTUC FairPrice, Sheng Siong, Giant • Recreation: Jurong Lake Gardens, Pioneer Park • Schools: Westwood Primary, Boon Lay Secondary, Jurong West Primary, Frontier Primary A rare opportunity to own a spacious Executive Apartment in Jurong West, offering space, convenience and strong future potential near the Jurong Lake District growth area. ** Disclaimer ** Details and distances are approximate. Images may be digitally enhanced or illustrative and may differ from the actual unit.
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$847,223
S$592 psf
Asking Price
S$800,000
S$559 psf
vs Market
-5.6%
vs Last Done
-4.1%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Pioneer
302m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$540
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$592
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 656B JURONG WEST ST 61 Floor 04 TO 06 | 1,432sqft | S$835,000 | ▼S$583 -1.5% vs FV | 99yr from 2001 |
Dec 2025 | Blk 656B JURONG WEST ST 61 Floor 04 TO 06 | 1,432sqft | S$835,000 | ▼S$583 -1.5% vs FV | 99yr from 2001 |
Nov 2024 | Blk 656B JURONG WEST ST 61 Floor 10 TO 12 | 1,432sqft | S$750,000 | ▼S$524 -11.5% vs FV | 99yr from 2001 |
Aug 2024 | Blk 656B JURONG WEST ST 61 Floor 10 TO 12 | 1,421sqft | S$730,000 | ▼S$514 -13.2% vs FV | 99yr from 2001 |
Blk 656B JURONG WEST ST 61
Dec 2025 · Floor 04 TO 06
-1.5% vs FV
Blk 656B JURONG WEST ST 61
Dec 2025 · Floor 04 TO 06
-1.5% vs FV
Blk 656B JURONG WEST ST 61
Nov 2024 · Floor 10 TO 12
-11.5% vs FV
Blk 656B JURONG WEST ST 61
Aug 2024 · Floor 10 TO 12
-13.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Jurong West, with a remaining lease of 73 years, stands at an estimated value of $847,223, translating to $592 per square foot (PSF). This assessment indicates a favorable market signal, categorized as a "Good Deal" due to a 5.6% differential from the established baseline. This positive valuation is supported by three recent HDB resale transactions in the vicinity, which provide a comparative backdrop to the current market dynamics.
However, it is imperative to note that the model confidence for this valuation is classified as low. This suggests potential volatility or limited data robustness in the current market context. The remaining lease of 73 years is a critical factor in the valuation, as it reflects the longevity and potential appreciation of the property. In a market where leasehold tenures can significantly influence buyer sentiment, this relatively substantial remaining lease may offer reassurance to prospective buyers, making this property a noteworthy consideration in the Jurong West area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.