Type

Units

Min Area

Price Range

3 BR

979 sqft

S$630K

Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$4,200/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$4,200 to S$630K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$840 on this acquisition.
50% of current units are for sale, from S$630K; 50% are for rent, from S$4,200/mo.
Located 5 min (370 m) from EW27 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.

664A Jurong West Street 64: A Mature HDB Development in a Well-Connected Jurong Estate

Situated at the heart of Jurong West, 664A Jurong West Street 64 represents a well-established residential address offering practical living solutions for families seeking affordable housing in one of Singapore's most developed satellite towns. The development sits within a neighbourhood characterised by decades of community infrastructure and steady property values, making it an appealing choice for both owner-occupiers and investors interested in the mature HDB market.

The location benefits enormously from its proximity to Boon Lay MRT Station (EW27), positioned just 370 metres away—a comfortable five-minute walk that places residents within immediate reach of the East-West Line. This transport connection transforms the property's appeal, enabling residents to commute swiftly to the city centre, Changi Airport, and major employment clusters without reliance on private vehicles. The efficiency of this link has historically supported steady capital appreciation and rental demand across properties in the immediate vicinity.

Design and Space

Units within this development typically offer three-bedroom, two-bathroom configurations spanning approximately 979 square feet, providing adequate spatial distribution for multi-generational households or families with children. The layout reflects conventional HDB design principles that prioritise functional living areas, separate dining spaces, and bedrooms of useful proportions. Two bathrooms afford convenience for busy family routines, whilst the overall floor area sits comfortably within the mid-range for three-room equivalents in this estate, balancing livability with cost-effectiveness.

Neighbourhood Character and Amenities

Jurong West has matured into a self-contained urban precinct with comprehensive retail, dining, and leisure facilities. The immediate surroundings feature community centres, wet markets, supermarkets, and a diverse food court scene catering to varied culinary preferences. Educational institutions, including primary and secondary schools, are strategically distributed throughout the estate, making the area particularly suitable for families with school-going children. Healthcare services, including polyclinics and private medical clinics, are readily accessible within walking distance or a short bus ride.

The estate's parks and recreational spaces—including basketball courts, football pitches, and landscaped green areas—provide outlets for active leisure. These facilities support a vibrant community life and contribute to the area's appeal as a family-oriented residential zone. The maturity of the neighbourhood also means that infrastructure maintenance is well-established, with town councils maintaining common areas to predictable standards.

Transportation and Connectivity

The East-West Line's presence in Jurong West has been transformative for the district's connectivity profile. Boon Lay MRT Station, serving as the interchange between the EW Line and the Jurong Region Line (under development), positions residents to benefit from future enhanced transport links. Current connectivity to Tanjong Pagar, Raffles Place, and Tampines makes the location particularly attractive for office workers and those with employment across Singapore's central zones. Feeder bus services further extend accessibility to areas not directly served by the MRT network.

Pricing and Market Positioning

Properties at this address are currently offered from S$630,000, positioning them competitively within the broader HDB resale market for three-bedroom units in the west region. This pricing reflects the balance between the property's age, condition, and the strong transport connectivity that has supported sustained demand in Jurong West. The per-square-foot valuation aligns with market expectations for established HDB flats in estates with mature amenities and proven MRT accessibility.

Investment Perspective

For investors, the development's proximity to a major MRT interchange and its location within a densely populated estate historically support reliable rental yields. Three-bedroom units in Jurong West attract a consistent tenant base comprising families, young professionals, and expatriate households seeking affordable accommodation close to transport networks. The maturity of the estate and its amenities base further enhance the property's appeal to long-term renters, potentially stabilising vacancy rates relative to newer, untested developments in fringe areas.

Prospective investors should note that purchasing a second residential property attracts Additional Buyer's Stamp Duty (ABSD) at 20% for Singapore Citizens, materially increasing the acquisition cost beyond the listed property price. This duty is levied on the purchase price and must be accounted for in financial planning and yield calculations.

Suitability for Different Buyer Profiles

First-time buyers seeking entry into the three-bedroom HDB segment will find the location's established infrastructure and transport links compelling, as these factors typically support resale value preservation. Upgraders transitioning from smaller two-room or three-room flats will appreciate the additional space and the neighbourhood's mature amenities without the premium attached to newer estates. Families prioritising school proximity and established community facilities benefit from Jurong West's long-standing position as a family-friendly enclave. Investors focused on steady rental income rather than aggressive capital appreciation will favour the predictable tenant demand this location commands.

Financing and Affordability Considerations

At the current price point, financing a three-bedroom unit at this address typically requires a loan amount in the region of S$450,000 to S$500,000 for buyers utilising the maximum Housing and Development Board (HDB) loan amount or bank financing with a 20% to 25% down payment. The Total Debt Service Ratio (TDSR) framework, which restricts monthly debt obligations to 55% of gross income, means that buyers with a monthly household income of approximately S$8,000 to S$10,000 would comfortably service a mortgage on this property. Bank interest rates and current economic conditions will influence actual loan repayment schedules, but historical rates and HDB financing terms have kept mortgage servicing manageable for the target demographic.

Comparison to Surrounding Developments

Jurong West accommodates numerous HDB blocks built across different periods, ranging from estates completed in the 1990s to relatively recent developments. Properties at 664A Jurong West Street 64, being part of an established cluster, compete on location convenience and neighbourhood maturity rather than contemporary design finishes. Newer estates further west or in regions like Jurong Lake District may offer more modern architecture and refreshed amenities, but typically at a higher price per square foot. The trade-off between contemporary finish and transport accessibility is a key consideration for buyers evaluating options within the Jurong West envelope.

Lease Tenure and Long-Term Value

HDB flats are granted on 99-year leases, and units at this address, being part of an established estate, will have correspondingly standard tenure terms. Whilst lease decay becomes a consideration for very aged leases approaching their final decades, properties in this development remain well within the period where banks freely offer financing and resale demand remains stable. Future en bloc sales or estate renewal initiatives in Jurong West remain speculative, but the estate's size and established infrastructure suggest that housing authorities are likely to prioritise maintenance and selective upgrading rather than wholesale redevelopment.

Future Development Pipeline and District Growth

Jurong West benefits from the Jurong Region's broader master plan, which includes ongoing transport, commercial, and recreational infrastructure enhancements. The development of the Jurong Region Line (JRL) will further elevate connectivity, creating additional interchange nodes and reducing travel times to emerging employment zones. These strategic initiatives are expected to maintain steady demand for housing in the broader Jurong area, supporting property values across established residential precincts like this development. The maturity of Jurong West as a self-contained town also insulates it from speculative volatility that can affect emerging districts.

In summary, 664A Jurong West Street 64 presents a practical residential offering within a time-tested neighbourhood, backed by established infrastructure, reliable transport links, and consistent amenity provision. Whether as a primary residence for families, an upgrading step for growing households, or an investment focused on stable rental returns, the development's attributes align with the priorities of multiple buyer segments within Singapore's HDB market.

Frequently Asked Questions

What rental yield might I expect if I purchase a three-bedroom unit at this development as an investment property?

Three-bedroom HDB flats in Jurong West typically command monthly rents ranging from S$2,600 to S$3,200, depending on floor level, unit condition, and specific location within the block. For a unit purchased at the current asking price of around S$630,000, this translates to a gross rental yield of approximately 4.9% to 6.1% per annum before accounting for maintenance costs, property tax, and mortgage interest if the property is financed. The location's proximity to Boon Lay MRT and the estate's mature amenities support consistent tenant demand from families and young professionals, which historically helps maintain occupancy rates above 85% across similar developments. However, actual yield will be reduced by ABSD (20% for a second residential property), annual property tax, and estate maintenance fees, bringing net yield closer to 2.5% to 3.5% depending on financing structure and operating costs.

How does the per-square-foot pricing at this location compare to recent transactions in Jurong West?

At approximately S$643 per square foot (based on the S$630,000 asking price for a 979 sq ft unit), this development's pricing sits within the established range for three-bedroom HDB flats in mature Jurong West blocks completed between the 1990s and early 2000s. Recent resale transactions in the immediate vicinity have ranged from S$600 to S$670 per square foot, depending on floor level, renovation condition, and exact block location relative to the MRT station. Newer HDB developments further west (such as those in the Jurong Lake District precinct) command premiums of S$750 to S$850 per square foot, reflecting contemporary design and recently upgraded amenities. The current pricing at 664A reflects a fair valuation for an established block with proven MRT connectivity but without the aesthetic or feature upgrades associated with more recent projects, making it a value-conscious choice for buyers prioritising location over contemporary finishes.

What is the Additional Buyer's Stamp Duty impact if I am purchasing this as a second residential property?

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$630,000, this means an ABSD liability of S$126,000, bringing the total acquisition cost to S$756,000 before legal and other ancillary fees. This substantial duty significantly impacts the effective purchase price and must be factored into financing requirements and investment return calculations, potentially requiring an additional S$126,000 in capital from the buyer. The ABSD is payable at the point of purchase and cannot be financed through mortgage loans, making it a critical consideration in affordability planning. Buyers should consult with their legal advisors on potential exemptions or deferrals in specific circumstances, but the standard 20% rate applies to most second-property acquisitions.

What are the lease decay risks and resale implications for a 99-year leasehold HDB flat at this address?

All HDB flats, including those at 664A Jurong West Street 64, are granted on 99-year leases, and this development, being part of an established estate completed decades ago, currently has sufficient lease duration remaining that banks and buyers treat it as a standard HDB product with no material lease decay risk. For properties in this age bracket, resale value remains supported by lender comfort and broad buyer interest, as the lease still extends well beyond typical ownership horizons. However, as the property approaches the 60-year mark on its lease (which will occur in the 2050s), lease decay begins to affect valuation more noticeably, potentially reducing resale prices by 5% to 10% per decade as the lease shortens further. Singapore's housing authority has previously signalled openness to lease extension or en bloc renewal schemes in older estates, which could mitigate this risk, though such schemes remain discretionary and uncertain. Current buyers should view this as a medium to long-term consideration rather than an immediate concern, but future owners will need to factor lease decay into their investment timelines.

How does proximity to Boon Lay MRT Station affect long-term demand and capital appreciation for properties here?

The East-West Line's presence in Jurong West has been a primary driver of capital appreciation and rental demand stability across this district for the past three decades, and the location's five-minute walk to Boon Lay MRT Station (EW27) positions it within the premium accessibility tier of the Jurong estate. Properties within 400 metres of an MRT station historically experience stronger price growth and more stable tenant demand than those reliant on bus feeder services, and this development benefits directly from that proximity advantage. The forthcoming Jurong Region Line (JRL), which will create an interchange at Boon Lay, is expected to further enhance transport efficiency and potentially accelerate capital appreciation as travel times to business districts shorten. Unlike outer residential areas where MRT connectivity remains incomplete, this location's established and soon-to-be-enhanced transport infrastructure provides confidence that demand will remain stable and pricing will track broader HDB market trends, making it a defensible long-term investment for both owner-occupiers and rental investors.

Which buyer profiles are best suited to this development, and why?

First-time HDB buyers seeking entry into three-bedroom ownership will find this development particularly suitable, as the mature estate's established infrastructure, proven transport connectivity, and price point (from S$630,000) align with typical first-time buyer budgets and lending thresholds, whilst the MRT proximity provides confidence in future resale value preservation. Upgraders transitioning from smaller flats or private housing seeking better value will appreciate the spacious layout, dual bathrooms, and family-friendly neighbourhood without the premium attached to newer designs or fringe-area developments. Families with school-age children benefit substantially from the estate's proximity to established primary and secondary schools, childcare facilities, and community centres, making it an ideal base for households prioritising educational access and community integration. Property investors focused on stable, long-term rental yields (rather than speculative capital appreciation) will favour the consistent tenant demand this location commands from young professionals and families attracted by MRT accessibility and mature amenities, though they must account for the 20% ABSD cost in their financial models. High-net-worth individuals downsizing from private property will see this as a practical entry point into public housing with minimal maintenance burden and strong transport links.

What TDSR headroom exists at typical mortgage amounts for this development, and what household income levels can comfortably service a loan?

For a three-bedroom unit at approximately S$630,000, typical down payments of 20% to 25% result in mortgage amounts of S$450,000 to S$500,000, which at current HDB interest rates (approximately 2.6% per annum) translate to monthly instalments of S$2,400 to S$2,700 over a 25-year tenure. Singapore's Total Debt Service Ratio (TDSR) framework caps total monthly debt obligations at 55% of gross household income, meaning a household with a combined monthly income of S$8,000 to S$10,000 would comfortably accommodate this mortgage whilst maintaining headroom for other credit obligations such as car loans or personal loans. A single high-income earner with a monthly salary of S$9,000 would similarly have comfortable servicing capacity with the TDSR framework, though dual-income households provide additional security and flexibility in mortgage planning. First-time HDB buyers utilising HDB loans (which often feature more favourable terms than bank financing) typically experience even more manageable monthly servicing, as HDB loan rates have historically been competitive and tenure lengths up to 30 years are available. Current economic conditions and interest rate movements will influence actual loan costs, but the price point and typical income distribution in Jurong West suggest that financing headroom is adequate for the target buyer demographic.

How do properties at this address compare to competing three-bedroom HDB developments in nearby areas?

Within immediate Jurong West, this development competes directly with neighbouring blocks built in similar periods (1990s to early 2000s), which typically command comparable pricing (S$620,000 to S$650,000) and offer similar unit sizes and amenity access, with differentiation primarily driven by specific floor levels, block condition, and exact proximity to the MRT. Newer HDB developments in the Jurong Lake District precinct, such as those released in recent years, command significant premiums of S$700,000 to S$800,000+ for comparable three-bedroom units, reflecting contemporary architectural design, upgraded common facilities, and brand-new finishes, though they lack the transport connectivity advantage of established Jurong West blocks. Properties in alternative west-region locations such as Bukit Batok or Pioneer estate may offer competitive pricing (S$600,000 to S$650,000) but typically require longer bus commutes to central employment zones, offsetting the price advantage through transport friction. The development's strength lies in its value positioning—combining MRT accessibility (a premium feature) with established neighbourhood maturity at a price point significantly below newly launched developments, making it an attractive choice for cost-conscious buyers who prioritise transport and amenity maturity over contemporary design aesthetics.

Are there specific unit stacks or floor levels within the development that offer better value or investment potential?

Within HDB blocks, mid-floor units (typically floors 7 through 15) generally command the best valuation balance, as they avoid ground-level concerns regarding noise, moisture, and limited privacy, whilst avoiding premium pricing for very high-level units that attract fewer families with young children and potentially suffer wind exposure. Units positioned on the quieter, shaded sides of blocks (typically the eastern or western faces depending on block orientation) often command modest premiums of 2% to 4% relative to street-facing or sunnier aspects, though this premium may be insufficient to justify for investment buyers focused purely on yield. Lower-floor units (floors 1 through 6), whilst often priced S$10,000 to S$20,000 lower than comparable mid-floors, may experience slightly elevated rental vacancy if tenants have strong preferences for height and natural light, potentially offsetting the modest price discount through lower utilisation rates. Corner units and those with additional light or ventilation often attract small premiums, but investor-buyers should focus primarily on location within the block (proximity to lifts, quietness relative to commercial frontages) rather than chasing premium finishes, as the three-bedroom HDB segment attracts pragmatic tenants prioritising functionality and transport access over luxury positioning. A systematic approach comparing unit prices across floors and stack positions will typically reveal mid-floor, non-corner placements offering the optimal value for rental yield-focused investment.

What future supply pipeline and district growth initiatives might affect property values in this area?

The Jurong Region's master plan encompasses significant infrastructure and commercial development initiatives over the next decade, most notably the Jurong Region Line (JRL), which will create an interchange hub at Boon Lay and substantially reduce travel times to emerging employment zones and retail precincts across the broader Jurong corridor. The development of Jurong Innovation District and associated commercial hubs will likely drive increased demand for housing in proximity to these emerging employment centres, potentially supporting capital appreciation in established residential estates like this development. Singapore's Housing and Development Board (HDB) has indicated that mature estates such as Jurong West are candidates for selective upgrading programmes (including precinct-level enhancements to public spaces, community facilities, and building maintenance) rather than wholesale redevelopment, suggesting that the district will evolve through incremental improvement rather than disruptive change. Unlike fringe or newly opened residential areas where uncertainty around amenity completion and transport network finalisation creates pricing volatility, Jurong West's maturity provides stability and reduces speculative risk, as the estate's fundamental character is unlikely to shift dramatically. Prospective buyers should monitor announcements regarding the JRL's phased opening and any estate rejuvenation initiatives, as these typically enhance property valuations within the affected precincts, positioning current purchases as defensive holdings against broader Jurong region growth.

Hdb Flat At 664A Jurong West Street 64 — From S$4,200