Type

Units

Min Area

Price Range

4 BR

1399 sqft

S$750K – S$788K

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$750K to S$788K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.
Located 10 min (810 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.

669C Jurong West Street 64: A Mature HDB Development in the Heart of Jurong West

Located on Jurong West Street 64, this HDB flat development sits in one of Singapore's most established residential and commercial precincts. The address places the property within easy reach of essential facilities, making it a practical choice for families and investors alike. The development has matured well over the years, becoming part of the fabric of this vibrant Jurong community.

Accessibility is a defining feature of this location. The nearest MRT station, Boon Lay (JS8), lies approximately 10 minutes' walk away at a distance of 810 metres. This connection to Singapore's Mass Rapid Transit network ensures that residents enjoy seamless access to the broader island via the Circle Line. The proximity to Boon Lay also positions the property within reach of the Jurong Lake District, a developing area that has attracted significant commercial investment and infrastructure improvements in recent years.

Strategic Location and Transport Links

Jurong West has long been recognised as a key residential hub, and the JS8 Boon Lay MRT station serves as a critical transport gateway for the precinct. Residents benefit from direct connections to the city centre, business districts, and other employment nodes across Singapore. This transport efficiency translates into genuine appeal for working professionals and executives who commute regularly. The 10-minute walking distance is manageable and adds flexibility for those who prefer not to rely solely on public transport for every journey.

Beyond MRT connectivity, the surrounding area offers excellent road infrastructure. Major expressways including the Ayer Rajah Expressway are within reasonable driving distance, making the development accessible for those with vehicles. Schools, shopping centres, hawker complexes, and medical facilities are distributed throughout Jurong West, creating a self-sufficient residential environment that requires minimal travel beyond the immediate neighbourhood.

Property Specifications and Unit Mix

The units at 669C Jurong West Street 64 span multiple bedroom configurations, accommodating diverse household needs. Pricing begins from approximately S$750,000, reflecting the mature status of the property and its established location. Typical unit sizes range around 1,399 square feet, providing generous living space for multi-generational households or those seeking comfortable separation between bedrooms and common areas.

The floor area allows for flexible furniture arrangement and accommodates families of varying sizes. Whether seeking a first substantial property upgrade, a move to a larger family home, or an investment acquisition, potential buyers will find unit configurations suited to their requirements. The scale of these homes also appeals to investors targeting the rental market, as larger units consistently attract demand from expatriate families and local renters seeking spacious accommodation near transport hubs.

Investment Potential and Rental Yield Considerations

For investors, this development presents certain advantages. The proximity to Boon Lay MRT and the established nature of Jurong West mean strong rental demand from professionals seeking convenient access to various employment centres. Larger multi-bedroom units are particularly sought after in the rental market, and units in this price range can achieve respectable gross rental yields. The lease tenure and remaining lease duration will significantly influence capital appreciation potential and buyer appetite over time, making lease status a critical evaluation factor for any investment decision.

The rental market in Jurong West remains active, with properties in mature estates attracting consistent enquiries from both local and expatriate tenants. The catchment area benefits from proximity to international schools and major corporate offices, bolstering rental demand. Investors should factor in maintenance fees, property tax, and potential capital gains tax implications when evaluating returns.

Financing and Buyer Considerations

For first-time buyers, this property represents a significant investment requiring careful financial planning. The purchase price typically necessitates a mortgage of substantial quantum, and buyers should ensure their Total Debt Servicing Ratio (TDSR) remains within acceptable limits—generally capped at 60% for HDB loans. Those earning combined household incomes around S$10,000–S$12,000 monthly should be comfortable servicing a mortgage on units at this price point, provided other debts remain modest.

Upgraders moving from a smaller HDB flat will find the space and amenities aligned with their expectations for a family home. The established nature of Jurong West means fewer surprises regarding neighbourhood stability and future development, allowing upgraders to plan their housing journey with greater certainty. For investors purchasing a second residential property, the Additional Buyer's Stamp Duty (ABSD) of 20% applies to Singapore Citizens, significantly increasing the effective purchase cost and warranting careful return-on-investment analysis.

Community and Amenities

Living at 669C Jurong West Street 64 means residing in one of Singapore's most mature and well-serviced residential estates. The surrounding area boasts numerous schools ranging from primary to secondary level, medical clinics, dental practices, and polyclinics catering to residents' healthcare needs. Jurong Point and other shopping centres within the precinct provide retail and dining options, reducing the need to travel far for everyday necessities.

The HDB environment itself supports community living through resident groups, grassroots organisations, and organised activities. Playgrounds, sports courts, and community centres are interspersed throughout Jurong West, fostering a strong sense of community identity. These facilities enhance the living experience, particularly for families with young children seeking safe recreational spaces.

Lease Tenure and Long-Term Outlook

Understanding the lease tenure of units at this address is essential for both owner-occupiers and investors. HDB leases are typically 99 years from the point of grant, and buildings constructed in earlier decades may have experienced varying lease decay depending on their year of construction. As the lease duration shortens below 80 years, resale appeal may diminish and valuations could face downward pressure. Prospective buyers should verify the exact lease remaining and factor lease decay implications into their valuation models, particularly if holding the property beyond the next decade.

Comparison Within the Jurong Precinct

Competing HDB developments in Jurong West vary in price, lease tenure, and proximity to transport. Properties nearer to the MRT or situated in newer developments may command premiums, while more distant or older properties may offer discounts. 669C Jurong West Street 64 strikes a balance—mature and established with decent transport access without commanding the premium of newer launches. This positioning makes it attractive for pragmatic buyers seeking value without compromising on location quality or neighbourhood stability.

Conclusion

669C Jurong West Street 64 represents a solid, established residential option in one of Singapore's most developed precincts. The combination of reasonable proximity to Boon Lay MRT, adequate unit sizes, and mature neighbourhood infrastructure creates a compelling case for owner-occupiers, upgraders, and investors. Whether seeking family accommodation or investment income, buyers should carefully evaluate lease tenure, financing capacity, and rental yield expectations before committing. The development's stability and location make it a defensible long-term holding, provided lease dynamics and financial fundamentals align with individual circumstances.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit here as an investment property?

Gross rental yields for multi-bedroom HDB units in Jurong West typically range between 3% and 5% annually, depending on the specific unit configuration, lease tenure, and market conditions. Units at 669C Jurong West Street 64, being in close proximity to Boon Lay MRT and in a mature estate with established amenities, tend to attract consistent rental demand from expatriate families and professional tenants. However, investors must deduct mortgage interest, property taxes, maintenance fees, and potential agent commissions to calculate net yield; the 20% ABSD payable by Singapore Citizens on a second residential property purchase also erodes effective returns and extends the payback period, making thorough financial modelling essential before investment commitment.

How does the S$750,000 price compare to recent psf transactions in Jurong West?

At approximately S$750,000 for a 1,399 sqft unit, the effective price per square foot works out to roughly S$535–S$540 psf, which aligns competitively with recent HDB transactions in the Jurong West precinct for similar-aged properties. Jurong West prices have historically ranged between S$450 and S$600 psf depending on lease tenure, distance to MRT, and unit condition; mature estates like this one typically occupy the mid-to-upper range of that band. Comparable transactions nearby, particularly those within 10 minutes' walk of Boon Lay MRT, have achieved similar psf valuations, suggesting this development is priced fairly relative to recent market activity in the area.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying this as a second property?

Singapore Citizens purchasing a second residential property incur ABSD at 20%, which applies on top of the standard Buyer's Stamp Duty. On a S$750,000 purchase price, the 20% ABSD would add approximately S$150,000 to the total transaction cost, bringing effective acquisition cost to around S$900,000 before legal and agent fees. This substantial additional outlay significantly reduces net rental yield and increases the required holding period to break even compared to owner-occupier scenarios. Investors should factor this ABSD cost into their return calculations and consider whether alternative investment vehicles might offer superior risk-adjusted returns; moreover, any gains from eventual resale will be offset by the ABSD already paid, making thorough financial planning essential.

What lease decay risk applies to this property, and how might remaining tenure affect resale value?

The lease decay risk depends critically on the year of construction and the remaining lease duration at purchase; buyers must verify the exact lease remaining before committing. HDB leases are typically 99 years from grant, meaning buildings constructed in the 1970s–1980s may have 40–50 years remaining, whilst later buildings may retain 70+ years. Properties with leases below 80 years increasingly face resale challenges, as buyer financing becomes constrained and valuations soften—some financial institutions tighten lending criteria for short-lease properties. Holding the property beyond 10–15 years without upgrading the lease (where available) could expose owners to material capital depreciation; conversely, properties with 70+ years remaining offer stronger capital preservation and should command price premiums reflecting this security.

How does proximity to Boon Lay MRT station affect demand and capital appreciation?

The 10-minute walk to Boon Lay MRT (JS8) significantly enhances the property's appeal and underpins steady capital appreciation over time. Properties within walking distance of MRT stations consistently outperform those requiring longer journeys or reliance on connecting buses, as transport convenience directly influences buyer and tenant demand. The Circle Line connection via Boon Lay provides direct links to major employment nodes and commercial districts, making this location attractive for professionals and reducing commuting stress. Over the medium to long term, this proximity to mass transit has historically supported capital growth and rental demand stability, though future MRT extension announcements in the broader Jurong region could further strengthen the area's investment case or, conversely, dilute demand if new competing locations become similarly accessible.

Who are the ideal buyer profiles for this development—first-timers, upgraders, or investors?

This development serves three distinct buyer profiles effectively. First-time buyers with combined household incomes around S$10,000–S$12,000 monthly and savings for a down payment will find units here stretch their buying power into family-sized accommodation with generous floor area. Upgraders moving from smaller two- or three-bedroom flats in outer estates will appreciate the space, maturity of Jurong West, and proximity to schools and established shopping districts, making it an ideal stepping stone. Investors targeting rental yield with lower entry prices than prime districts will find consistent tenant demand from expatriate families and professionals, though the 20% ABSD on second-property purchases materially affects return calculations and requires careful analysis before acquisition.

What TDSR and financing headroom should I expect at the S$750,000 price point?

At S$750,000, typical mortgage amounts range from S$562,500 to S$600,000 (assuming 20–25% down payment), requiring monthly servicing around S$3,500–S$3,800 at prevailing interest rates of 2.6–3.0%. The HDB TDSR cap is 60%, meaning a household earning S$5,833–S$6,333 monthly can comfortably service such a loan without exceeding limits. However, buyers with existing debts—car loans, credit cards, or personal loans—will reduce available TDSR headroom, potentially limiting borrowing capacity to S$500,000–S$550,000. First-time buyers in dual-income households earning S$10,000–S$12,000 monthly should experience manageable financing, whilst single-income earners or those with modest incomes should stress-test their cash flow against potential interest rate increases and employment volatility before committing.

How does 669C Jurong West Street 64 compare to nearby competing HDB developments?

Jurong West contains several mature HDB estates in varying proximity to MRT stations and with different lease tenures; direct comparables include blocks on Jurong West Street and nearby avenues such as Jurong West Avenue 1 and Toh Guan Road. Properties immediately adjacent to the JS8 station or in newer launches may command premiums of S$50,000–S$100,000, whilst older blocks further from transport may trade at discounts. 669C Jurong West Street 64 occupies a mid-range positioning—established and stable with reasonable transport access, but not brand new or in the absolute prime MRT-adjacent pocket. This balanced positioning makes it attractive for value-conscious buyers unwilling to pay premium prices for marginal location improvements, though investors seeking maximum yield potential might compare rental yields across the precinct to identify units generating superior returns.

Which unit stack or floor level typically offers the best value at this development?

Middle floors (typically levels 4–15 in HDB blocks) generally offer optimal value without the premium paid for high-floor units or the reduced appeal of ground-level blocks facing noise and security concerns. Mid-floor units enjoy adequate natural light, reduced dust compared to ground levels, yet avoid the price premiums commanding high-floor units and their associated psychological comfort. Units with eastern or northern orientation tend to offer better ventilation and natural lighting without excessive heat gain from afternoon sun exposure, contrasting with units facing west or south. Stack configuration matters too—units offset from the lift core or main stairwell often provide better cross-ventilation and reduced noise from communal traffic, though this preference varies by buyer. Investors seeking rental yield should prioritise mid-range units with balanced features over aspirational high-floor or corner units, as rental demand tends to focus on practicality and value rather than premium positioning.

What is the future supply pipeline in Jurong West and could it affect property values?

The Jurong region, particularly around Jurong Lake District, is experiencing significant infrastructure and commercial development, with ongoing government initiatives promoting economic diversification beyond traditional residential use. The Jurong Lake District has attracted major corporate office relocations and mixed-use projects, potentially increasing working-from-home flexibility and local employment demand. However, significant new HDB supply in immediate proximity to 669C Jurong West Street 64 appears limited in the near term; the Government's Build-to-Order programme focuses on outer estates like Tengah and Sungei Kadut, reducing direct supply competition. Longer-term property appreciation in Jurong West depends on broader economic health, interest rates, and demand from owner-occupiers and investors. The mature nature of the estate means demand is driven more by location, transport, and affordability relative to central district properties rather than scarcity or speculation, supporting stability in valuations provided lease tenure remains adequate.

Hdb Flat At 669C Jurong West Street 64 — From S$750K