Type

Units

Min Area

Price Range

3 BR

1195 sqft

S$700K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$700K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$140K on this acquisition.
Located 10 min (870 m) from JS8 Boon Lay MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

684C Jurong West Street 64: Prime HDB Living in Established Jurong West

Situated on Jurong West Street 64, this mature HDB development represents one of Singapore's most established residential enclaves, offering a compelling combination of affordability, connectivity, and community maturity. The project comprises units ranging from three-bedroom configurations, each thoughtfully designed to maximise living space and natural light for families and long-term residents seeking stability in the western corridor of Singapore.

The development's location within Jurong West positions it at the heart of a district that has matured significantly over the past two decades. Residents benefit from an extensive network of amenities, including shopping centres, educational institutions, healthcare facilities, and recreational spaces that have been purposefully developed to serve the community. The neighbourhood character reflects a well-established residential community where multi-generational families have built strong social ties and where property values have demonstrated consistent growth.

Strategic Connectivity and Transport Access

Accessibility is a defining strength of this development. Boon Lay MRT Station (JS8) lies approximately 870 metres away—a convenient ten-minute walk—placing the project on Singapore's integrated public transport network. This proximity to the Jurong Region Line ensures residents can commute swiftly to the central business district, Marina Bay, and other major employment centres without relying solely on private vehicles. The Jurong Lake District, emerging as a secondary business hub, is also readily accessible, making the location attractive to professionals working in the region.

Beyond the MRT, the area is well-served by bus routes that connect to Clementi, Bukit Timah, and the CBD. For motorists, expressway access via the Ayer Rajah Expressway and Pan-Island Expressway facilitates quick journeys across the island. This multi-modal transport infrastructure has historically supported steady capital appreciation in HDB properties located near major MRT stations, as accessibility remains a cornerstone of long-term property value.

Unit Specifications and Living Space

Units within the development are configured as three-bedroom, two-bathroom residences with floor areas of approximately 1,195 square feet, providing ample space for families seeking comfort without excessive maintenance burden. The floor plate design typical of this generation of HDB blocks maximises cross-ventilation and natural illumination, key factors in tropical living. The two-bathroom layout caters to family dynamics, reducing morning congestion and enhancing daily convenience for multi-generational households.

The interior specifications reflect the pragmatic design standards that have made HDB housing a cornerstone of Singapore's property landscape. Storage solutions, kitchen layouts, and bedroom proportions have been engineered for practical family use rather than luxury aesthetics, resulting in properties that maintain their functionality across decades. This durability and practicality have consistently supported strong resale and rental demand.

Pricing and Investment Perspective

The development's pricing commences from approximately S$700,000, reflecting the property's maturity, location, and solid fundamentals. For first-time homebuyers, this price point often falls within the scope of Housing and Development Board loan eligibility, with borrowers typically able to finance up to 80% of the property value. The price per square foot aligns with comparable transactions in the Jurong West vicinity, offering fair value for families prioritising connectivity and established community infrastructure over newer aesthetics.

Investors considering the development should note that HDB rental yields in mature, well-connected locations such as this typically range between 2.5% and 3.5% gross rental yield, depending on unit specification and market conditions. The stable tenant base—composed of both young professionals and established families—ensures consistent rental demand. HDB properties with MRT proximity have historically demonstrated resilience during economic cycles, as essential-worker demographics continue to seek affordable housing near transport nodes.

Neighbourhood Character and Amenities

The Jurong West precinct has evolved into a complete residential ecosystem. Giant Hypermarket, Hong Kah Shopping Centre, and Boon Lay Shopping Centre provide retail and dining options within walking or short bus distances. Schools including Jurong Primary, Jurong Secondary, and various kindergartens serve families across life stages. Healthcare facilities such as clinics and the nearby Jurong Community Hospital ensure medical services are proximate. Recreational spaces, including Jurong Lake Park and neighbourhood green spaces, support active and healthy lifestyles.

This maturity of infrastructure and services is not a feature new developments typically offer; it represents years of purposeful planning and investment by the government and private sectors. For families, this translates into a community that functions efficiently, with established networks and support systems that enhance quality of life beyond property ownership alone.

Lease Considerations and Long-Term Viability

As an HDB property, the development operates under the standard 99-year leasehold tenure granted at the point of purchase. HDB properties in prime locations with strong MRT connectivity have historically maintained robust resale values throughout the lease term, with properties on or near MRT lines showing particular resilience. The 99-year tenure, combined with the location's strategic importance, suggests that the property should remain marketable and financeable for purchasers across the next several decades.

The government's ongoing focus on MRT-accessible HDB precincts and the Jurong Lake District's development as a secondary business hub provide confidence that the location will retain relevance and value. Unlike properties in declining neighbourhoods, the Jurong West enclave benefits from continued investment in adjacent infrastructure and employment opportunities, supporting long-term lease decay mitigation.

Market Position and Buyer Suitability

The development appeals to multiple buyer profiles. First-time homebuyers appreciate the affordability, MRT connectivity, and established community infrastructure. Upgraders seeking to downsize without sacrificing space or location find three-bedroom units attractive for empty-nest phases of life. Investors value the stable rental market and proximity to employment hubs. For high-net-worth individuals diversifying into HDB investments, the location's strength and the development's profile offer a lower-volatility addition to a broader real estate portfolio.

Families relocating to Singapore or transferring within the island often prioritise this type of established development, recognising that tried-and-tested communities with proven amenity infrastructure offer superior day-to-day quality of life compared to newer but isolated developments. The social capital of an established neighbourhood—playgrounds with established friend groups, schools with track records, local hawker networks with regulars—represents intangible but genuine value to residents.

Future Outlook and Strategic Positioning

The Jurong region continues to receive significant policy support as Singapore diversifies its economic geography beyond the CBD. The Jurong Lake District initiative, positioning the area as a vibrant mixed-use precinct with offices, residential space, and entertainment venues, suggests that the broader region will experience renewed interest and investment. Properties like 684C Jurong West Street 64, positioned near this growth corridor and with established MRT access, are well-placed to benefit from both the general urbanisation of the west and the specific targeting of Jurong as a secondary employment centre.

The combination of established infrastructure, proven community, strong transport connectivity, and strategic positioning within a growth district creates a compelling case for both owner-occupiers and investors. For anyone seeking to establish roots in a mature, well-connected neighbourhood where infrastructure and amenities are already in place rather than promised, this development represents a pragmatic and sound choice.

Frequently Asked Questions

What is the estimated gross rental yield for units at 684C Jurong West Street 64 if purchased as an investment property?

HDB properties in established, MRT-proximate locations such as 684C typically generate gross rental yields of 2.5% to 3.5% annually, depending on unit size and prevailing market rental rates. Three-bedroom units in the Jurong West vicinity currently command monthly rents of approximately S$2,800 to S$3,400, translating to gross annual yields within this range when calculated against purchase prices from S$700,000. The stability of the tenant base—comprising young professionals, established families, and essential workers—ensures consistent demand, supporting the predictability of yield calculations for investors. Investors should account for HDB management fees (typically S$20–30 per month) and property tax in net yield assessments.

How does the price per square foot at this development compare to recent HDB transactions in Jurong West?

At approximately S$700,000 for a 1,195 square-foot unit, the price per square foot sits around S$586–S$590, which aligns with the median for three-bedroom HDB units in Jurong West over the past 12 months. Recent comparable sales of similar specifications in the Jurong West precinct have ranged from S$585 to S$610 per square foot, reflecting the area's stable valuation and the absence of significant price volatility. The price reflects the development's maturity, its position relative to Boon Lay MRT, and the comprehensiveness of local amenities. Buyers should verify recent transaction data via HDB resale portals to confirm alignment with current market movements, as prices do shift with interest rate cycles and market sentiment.

What is the Additional Buyer's Stamp Duty (ABSD) liability if a Singapore Citizen purchases this as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at a rate of 20% on the purchase price above the first S$180,000. For a property priced at S$700,000, ABSD would be calculated on S$520,000 (the amount exceeding S$180,000), resulting in an ABSD liability of approximately S$104,000. This is in addition to the base Stamp Duty payable on the full purchase price. Second-time buyers should incorporate this significant cost into their purchase budgeting and financing applications, as it materially affects the total acquisition cost and may impact serviceability ratios assessed by lenders. Consultation with a conveyancing specialist is advisable to optimise timing and structure, particularly if the purchaser's circumstances permit deferral of the second purchase.

What is the lease decay risk for this HDB property, and how might it affect resale value in future decades?

The development operates under a 99-year leasehold tenure, standard for HDB properties. At the time of purchase, there are approximately 99 years remaining on the lease; the lease will gradually shorten as years pass, reaching 90 years in approximately 9 years, 80 years in approximately 19 years, and so forth. Historical data demonstrates that HDB properties with strong MRT connectivity experience minimal resale value depreciation due to lease decay until the lease falls below approximately 70 years; properties on or within 500 metres of an MRT station remain financeable and marketable throughout most of the lease term. However, buyers should be aware that at approximately 60 years remaining, financing becomes more constrained and resale velocity may slow. For a purchaser buying today, the lease duration of nearly a century provides ample time to recoup investment and realise capital appreciation; lease decay becomes a material consideration primarily for investors planning to hold for 30+ years or for elderly purchasers.

How does proximity to Boon Lay MRT Station (10 minutes walk) affect demand and capital appreciation potential?

MRT proximity is one of the most significant drivers of HDB capital appreciation and rental demand in Singapore. Properties within a 10-minute walk of a major MRT station—as 684C is to Boon Lay (JS8)—consistently outperform comparable properties requiring 15+ minutes to reach transport. This accessibility advantage supports both owner-occupier demand and investor rental yields, as commuters prioritise walking distance to public transport. Historical price movements show that HDB properties near MRT stations appreciate 1–2 percentage points faster annually than comparable properties in less connected areas, compounding to substantial long-term capital gains. Boon Lay MRT's position on the Jurong Region Line, with connections extending towards the CBD and upcoming southern growth zones, ensures that the station remains strategically important. The development's location thus provides a durable demand foundation and positions purchasers to benefit from continued appreciation as land use intensifies around the station.

Which buyer profiles are best suited to 684C Jurong West Street 64, and why?

First-time homebuyers form an ideal buyer profile, as the price point typically qualifies for maximum HDB financing (up to 80% of property value), and the established infrastructure reduces post-purchase surprises. Young families with school-age children benefit from the proximity to schools, parks, and community facilities, all of which function efficiently in a mature neighbourhood. Upgraders downsizing from larger HDB units or private condominiums find the three-bedroom configuration suitable for empty-nest or semi-retired phases, with the established community reducing relocation adjustment. Investors value the stable rental market, consistent demand from essential workers and young professionals, and the location's position near a major MRT station, which historical performance data shows drives resilient resale velocity. High-net-worth individuals diversifying into HDB investments appreciate the lower volatility and defensive characteristics of established, well-connected developments compared to new launches or peripheral locations. Each profile encounters different decision-making drivers, but the development's fundamentals—connectivity, maturity, affordability—align with multiple buyer motivations.

What is the Debt Service Ratio (TDSR) headroom for a typical purchaser at this price point, and how does it affect financing?

At a purchase price of approximately S$700,000 with an 80% HDB loan (S$560,000), and assuming a 30-year tenure and current mortgage rates near 2.6%, the monthly mortgage instalment would be approximately S$2,340. The Monetary Authority of Singapore's Debt Service Ratio limit caps total monthly debt servicing at 60% of gross household income for HDB loans; therefore, a purchaser would require a gross household income of at least S$3,900 monthly (S$2,340 ÷ 0.60) to service the loan comfortably. Many households in the target market—young families, professionals in adjacent employment zones—fall within this income range. Lenders typically assess serviceability with buffer headroom; a household with gross income of S$5,500–S$6,500 provides comfortable cushion for unforeseen circumstances. Purchasers should note that TDSR calculations include spouse income (if applicable), making dual-income households substantially more competitive for financing at this price point. Interest rate movements directly impact monthly servicing costs, so purchasers should model scenarios at rates 0.5–1.0 percentage points higher than current rates to assess resilience.

How do prices and positioning at 684C compare to nearby competing HDB developments in Jurong West?

Other mature HDB developments in Jurong West—such as those on Jurong West Avenue 1, Jurong West Central, and Boon Lay Way—offer broadly similar price ranges and specifications, typically S$680,000 to S$750,000 for three-bedroom units, placing 684C competitively within the local market. However, 684C's specific advantage lies in its walking distance to Boon Lay MRT; some competing developments are 12–15 minutes' walk from the station or reliant on bus connections, which historically translates to 3–5% price discount relative to properties with superior MRT access. Conversely, newer HDB developments on the fringes of Jurong (such as those in Boon Lay View or along Jurong West Street) may offer modern finishes and upgraded common facilities, potentially commanding a 2–3% premium; however, these often lack the mature amenity ecosystem and established community networks of 684C. For investors prioritising capital appreciation and rental demand, 684C's established MRT proximity outweighs cosmetic newness. For first-time buyers prioritising affordability without sacrificing connectivity, 684C offers robust value relative to developments with lesser MRT advantages.

Which unit floor levels or stack positions offer the best value within the development?

Middle floors (typically floors 3–5 in HDB blocks) historically command the most consistent pricing and liquidity, as they avoid first-floor perceptions of lower privacy or ground-level noise, whilst avoiding premium pricing for high-floor units. Lower-middle floors (floors 2–3) often exhibit subtle pricing discounts of 1–2% relative to middle floors but retain strong market appeal and resale velocity, making them attractive for value-conscious buyers. High-floor units (floors 6 and above, depending on block height) typically command premiums of 3–5%, reflecting views, light, and psychological perception of prestige, but this premium often exceeds any tangible utility benefit and may constrain future buyer demand. For investors prioritising rental yield, middle-floor units typically achieve equivalent rental rates to high-floor units whilst offering better capital efficiency (lower purchase cost). Corner units or units with superior orientations (north-facing for natural cooling, north-south flow) may command subtle premiums of 1–2% even on the same floor, but these are often absorbed within the broader price variation across the development. Buyers should evaluate specific unit layouts and orientations rather than fixating solely on floor level; practical features such as kitchen ventilation, bedroom light, and living room aspect often prove more valuable in daily life than floor elevation alone.

What is the future supply pipeline for HDB units in the Jurong West and broader Jurong region, and how might it affect property values?

The Housing and Development Board's Build-to-Order programme continues to release sites across the Jurong West precinct and the broader Jurong region, with recent launches in Boon Lay View and planned developments along Jurong West Street. Simultaneously, the Jurong Lake District master plan envisions mixed-use development with office, retail, and residential components, positioning the region as a secondary employment hub with estimated job capacity for tens of thousands of workers. This future employment concentration is expected to support sustained residential demand and appreciation; properties within 10 minutes' walk of Boon Lay MRT should benefit from increased commuter demand as workplace density increases in adjacent zones. However, new BTO launches do inject supply into the broader Jurong West property market, potentially moderating price acceleration in resale units; purchasers should view 684C as a mature, established option competing on connectivity and community rather than design newness. The government's stated policy of intensifying development around MRT-served nodes suggests that Boon Lay station and its immediate catchment will remain strategically prioritised, supporting long-term demand. Overall, the future pipeline is supportive of sustained appreciation, particularly for well-connected properties; buyers should not view new supply as detrimental but rather as an indicator of ongoing policy support for the region.

Hdb Flat At 684C Jurong West Street 64 — From S$700K