656b Jurong West Street 61 642656, Jurong West Central, West Region, Singapore
$800,000
*Note that Unit is Affected by Ethnic Quota* 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 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 unit in Jurong West, with a remaining lease of 73 years, reflects a significant opportunity for potential buyers in the current market landscape. Priced at an estimated value of $847,223, or $592 PSF, this property is positioned within a competitive segment of the HDB market. The valuation indicates a 5.6% difference from the baseline, categorizing it as a Good Deal, which is particularly appealing given the ongoing dynamics in the Singapore real estate sector.
The model confidence for this valuation is classified as Low, suggesting that while the price reflects current trends, it may not be fully indicative of long-term value retention or appreciation. This uncertainty can be attributed to various market factors, including recent fluctuations in demand and supply within the HDB resale market. The analysis is grounded in three recent transactions in the vicinity, which provide a limited yet insightful view into prevailing market conditions. As such, prospective buyers should approach this opportunity with a balanced perspective, considering both the benefits of a well-priced unit and the inherent risks associated with lower valuation confidence.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.