Blk 176 Boon Lay Dr
Project page · 99-year lease from 1978
Based on 5 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 174 | 04 TO 06 | 59 sqm | S$315,000 | S$5,339 psm | ×1.000 | S$5,339 psm |
| Aug 2026 | Blk 175 | 01 TO 03 | 59 sqm | S$310,000 | S$5,254 psm | ×1.000 | S$5,254 psm |
| May 2026 | Blk 174 | 01 TO 03 | 59 sqm | S$315,000 | S$5,339 psm | ×1.000 | S$5,339 psm |
| Jan 2026 | Blk 175 | 07 TO 09 | 59 sqm | S$345,000 | S$5,847 psm | ×0.997 | S$5,830 psm |
| Nov 2025 | Blk 175 | 01 TO 03 | 59 sqm | S$315,000 | S$5,339 psm | ×0.996 | S$5,318 psm |
How accurate is this estimate for Boon Lay Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Boon Lay Dr since.
- Median error
- 4.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
9.90% gross yield
S$31,200 of rent a year against the estimate above · 2.09 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 180C | 3 ROOM | S$2,700 |
| Aug 2026 | 176 | 3 ROOM | S$2,800 |
| Aug 2026 | 174 | 3 ROOM | S$2,800 |
| Aug 2026 | 174 | 3 ROOM | S$2,600 |
| Aug 2026 | 176 | 3 ROOM | S$2,500 |
| Jul 2026 | 181B | 3 ROOM | S$3,000 |
| Jul 2026 | 197A | 3 ROOM | S$2,880 |
| Jul 2026 | 174 | 3 ROOM | S$2,650 |
median of 31 HDB rental approvals for 3 ROOM on Boon Lay Dr since 2025-10.
Buying or selling at S$315,000?
Buying: Stamp duty on S$315,000 · Cash and CPF needed on S$315,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$315,000.
Each opens with this figure filled in; change anything there.
Primary schools near 176 Boon Lay Dr
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Corporation Primary School · 465 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 507 m · no 2025 Phase 2C ballot
- Rulang Primary School · 888 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Westwood Primary School · 972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- West Grove Primary School · 1,177 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,193 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,259 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,430 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,536 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 176 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 59 sqm | S$321,000 | S$5,441 psm |
| Jul 2025 | Blk 176 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 59 sqm | S$343,000 | S$5,814 psm |
| Mar 2025 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 59 sqm | S$328,000 | S$5,559 psm |
| Dec 2024 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 59 sqm | S$319,000 | S$5,407 psm |
| Nov 2024 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 59 sqm | S$340,000 | S$5,763 psm |
| Jul 2024 | Blk 176 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 59 sqm | S$345,000 | S$5,847 psm |
| Oct 2023 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 59 sqm | S$292,000 | S$4,949 psm |
| Oct 2023 | Blk 176 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 59 sqm | S$277,000 | S$4,695 psm |
| Jul 2023 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 59 sqm | S$300,000 | S$5,085 psm |
| May 2023 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 59 sqm | S$295,000 | S$5,000 psm |
| May 2023 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 59 sqm | S$288,000 | S$4,881 psm |
| Apr 2023 | Blk 176 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 59 sqm | S$288,000 | S$4,881 psm |
| Nov 2022 | Blk 176 · 3 ROOM · 01 TO 03 · Improved · 55 years left | 59 sqm | S$290,000 | S$4,915 psm |
| Jul 2022 | Blk 176 · 3 ROOM · 04 TO 06 · Improved · 55 years left | 59 sqm | S$295,000 | S$5,000 psm |
| Jan 2022 | Blk 176 · 3 ROOM · 01 TO 03 · Improved · 56 years left | 59 sqm | S$270,000 | S$4,576 psm |
| Oct 2021 | Blk 176 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 59 sqm | S$288,888 | S$4,896 psm |
Showing 16 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 176 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 176 · 3 ROOM | S$2,500 | — |
| Jul 2026 | Blk 176 · 3 ROOM | S$2,000 | — |
| May 2026 | Blk 176 · 3 ROOM | S$2,200 | — |
| Mar 2026 | Blk 176 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 176 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 176 · 3 ROOM | S$2,480 | — |
| Mar 2025 | Blk 176 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 176 · 3 ROOM | S$2,400 | — |
| May 2024 | Blk 176 · 3 ROOM | S$2,500 | — |
| Apr 2024 | Blk 176 · 3 ROOM | S$2,200 | — |
| Mar 2024 | Blk 176 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 176 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 176 · 3 ROOM | S$1,850 | — |
| Mar 2023 | Blk 176 · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 176 · 3 ROOM | S$3,000 | — |
| Jan 2023 | Blk 176 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 176 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 176 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 176 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 176 · 3 ROOM | S$1,750 | — |
| May 2022 | Blk 176 · 3 ROOM | S$1,450 | — |
| Apr 2022 | Blk 176 · 3 ROOM | S$2,550 | — |
| Mar 2022 | Blk 176 · 3 ROOM | S$1,600 | — |
| Jan 2022 | Blk 176 · 3 ROOM | S$2,600 | — |
| Jan 2022 | Blk 176 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 176 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 176 · 3 ROOM | S$2,700 | — |
| Jul 2021 | Blk 176 · 3 ROOM | S$2,300 | — |
| Jun 2021 | Blk 176 · 3 ROOM | S$1,450 | — |
| Mar 2021 | Blk 176 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 176 · 3 ROOM | S$1,500 | — |
| Jan 2021 | Blk 176 · 3 ROOM | S$1,600 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 50 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$299,133 | S$330,267 | S$357,685 | S$363,941 |
| 10 years | 40 years | S$281,707 | S$343,399 | S$402,783 | S$416,995 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.