Blk 186 Boon Lay Ave
Project page · 99-year lease from 1975
Based on 8 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 186 | 16 TO 18 | 59 sqm | S$315,000 | S$5,339 psm | ×1.000 | S$5,339 psm |
| Dec 2025 | Blk 186 | 01 TO 03 | 59 sqm | S$335,000 | S$5,678 psm | ×0.996 | S$5,656 psm |
| Dec 2025 | Blk 186 | 19 TO 21 | 59 sqm | S$315,000 | S$5,339 psm | ×0.996 | S$5,318 psm |
| Dec 2025 | Blk 186 | 07 TO 09 | 59 sqm | S$320,000 | S$5,424 psm | ×0.996 | S$5,402 psm |
| Dec 2025 | Blk 186 | 04 TO 06 | 59 sqm | S$308,000 | S$5,220 psm | ×0.996 | S$5,200 psm |
| Dec 2025 | Blk 186 | 16 TO 18 | 59 sqm | S$310,000 | S$5,254 psm | ×0.996 | S$5,234 psm |
| Nov 2025 | Blk 186 | 10 TO 12 | 59 sqm | S$325,000 | S$5,508 psm | ×0.996 | S$5,487 psm |
| Nov 2025 | Blk 186 | 01 TO 03 | 59 sqm | S$300,000 | S$5,085 psm | ×0.996 | S$5,065 psm |
How accurate is this estimate for Boon Lay Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 79 sales in Boon Lay Ave since.
- Median error
- 3.5%
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.
9.92% gross yield
S$31,200 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 65 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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 | 187 | 3 ROOM | S$2,900 |
| Sept 2026 | 186 | 3 ROOM | S$2,900 |
| Sept 2026 | 187 | 3 ROOM | S$2,800 |
| Sept 2026 | 185 | 3 ROOM | S$2,600 |
| Sept 2026 | 187 | 3 ROOM | S$2,500 |
| Sept 2026 | 187 | 3 ROOM | S$2,500 |
| Sept 2026 | 187 | 3 ROOM | S$1,000 |
| Aug 2026 | 185 | 3 ROOM | S$2,800 |
median of 65 HDB rental approvals for 3 ROOM on Boon Lay Ave since 2025-10.
Buying or selling at S$314,381?
Buying: Stamp duty on S$314,381 · Cash and CPF needed on S$314,381 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$314,381.
Each opens with this figure filled in; change anything there.
Primary schools near 186 Boon Lay Ave
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
- Boon Lay Garden Primary School · 310 m · no 2025 Phase 2C ballot
- Corporation Primary School · 668 m · no 2025 Phase 2C ballot
- Rulang Primary School · 785 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Lakeside Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Westwood Primary School · 1,094 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Shuqun Primary School · 1,102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,261 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,444 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,510 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 48 years left | 59 sqm | S$315,000 | S$5,339 psm |
| Dec 2025 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 49 years left | 59 sqm | S$310,000 | S$5,254 psm |
| Dec 2025 | Blk 186 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 59 sqm | S$308,000 | S$5,220 psm |
| Dec 2025 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 59 sqm | S$320,000 | S$5,424 psm |
| Dec 2025 | Blk 186 · 3 ROOM · 19 TO 21 · Improved · 49 years left | 59 sqm | S$315,000 | S$5,339 psm |
| Dec 2025 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 59 sqm | S$335,000 | S$5,678 psm |
| Nov 2025 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 59 sqm | S$300,000 | S$5,085 psm |
| Nov 2025 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 59 sqm | S$325,000 | S$5,508 psm |
| Aug 2025 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 49 years left | 68 sqm | S$358,000 | S$5,265 psm |
| Aug 2025 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 49 years left | 59 sqm | S$330,000 | S$5,593 psm |
| Jun 2025 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 59 sqm | S$328,000 | S$5,559 psm |
| May 2025 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 59 sqm | S$310,000 | S$5,254 psm |
| May 2025 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 59 sqm | S$320,000 | S$5,424 psm |
| May 2025 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 50 years left | 68 sqm | S$345,000 | S$5,074 psm |
| May 2025 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 59 sqm | S$307,000 | S$5,203 psm |
| Mar 2025 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 59 sqm | S$315,000 | S$5,339 psm |
| Feb 2025 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 50 years left | 59 sqm | S$308,000 | S$5,220 psm |
| Jan 2025 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 59 sqm | S$308,000 | S$5,220 psm |
| Dec 2024 | Blk 186 · 3 ROOM · 19 TO 21 · Improved · 50 years left | 59 sqm | S$315,000 | S$5,339 psm |
| Aug 2024 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 50 years left excluded: outlier | 68 sqm | S$300,000 | S$4,412 psm |
| Jul 2024 | Blk 186 · 3 ROOM · 19 TO 21 · Improved · 50 years left excluded: outlier | 68 sqm | S$280,000 | S$4,118 psm |
| Jun 2024 | Blk 186 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 59 sqm | S$288,000 | S$4,881 psm |
| May 2024 | Blk 186 · 3 ROOM · 19 TO 21 · Improved · 51 years left | 59 sqm | S$285,000 | S$4,831 psm |
| Apr 2024 | Blk 186 · 3 ROOM · 19 TO 21 · Improved · 51 years left | 59 sqm | S$290,000 | S$4,915 psm |
| Mar 2024 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 59 sqm | S$308,000 | S$5,220 psm |
| Mar 2024 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 59 sqm | S$283,000 | S$4,797 psm |
| Mar 2024 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 59 sqm | S$283,000 | S$4,797 psm |
| Feb 2024 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 59 sqm | S$285,000 | S$4,831 psm |
| Jan 2024 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 59 sqm | S$291,000 | S$4,932 psm |
| Oct 2023 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 59 sqm | S$275,000 | S$4,661 psm |
| Aug 2023 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 59 sqm | S$280,000 | S$4,746 psm |
| Jul 2023 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 59 sqm | S$270,000 | S$4,576 psm |
| Jun 2023 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 59 sqm | S$293,000 | S$4,966 psm |
| May 2023 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 59 sqm | S$295,000 | S$5,000 psm |
| Feb 2023 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 59 sqm | S$298,000 | S$5,051 psm |
| Jan 2023 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 59 sqm | S$293,000 | S$4,966 psm |
| Jan 2023 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 59 sqm | S$290,000 | S$4,915 psm |
| Dec 2022 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 59 sqm | S$300,888 | S$5,100 psm |
| Aug 2022 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 59 sqm | S$245,000 | S$4,153 psm |
| Jun 2022 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 59 sqm | S$270,000 | S$4,576 psm |
| May 2022 | Blk 186 · 3 ROOM · 22 TO 24 · Improved · 53 years left | 59 sqm | S$290,000 | S$4,915 psm |
| May 2022 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 59 sqm | S$275,000 | S$4,661 psm |
| Apr 2022 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 68 sqm | S$300,000 | S$4,412 psm |
| Apr 2022 | Blk 186 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 59 sqm | S$275,000 | S$4,661 psm |
| Mar 2022 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 59 sqm | S$280,000 | S$4,746 psm |
| Feb 2022 | Blk 186 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 59 sqm | S$300,000 | S$5,085 psm |
| Jan 2022 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 59 sqm | S$278,000 | S$4,712 psm |
| Jan 2022 | Blk 186 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 59 sqm | S$276,000 | S$4,678 psm |
| Jan 2022 | Blk 186 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 59 sqm | S$260,000 | S$4,407 psm |
| Dec 2021 | Blk 186 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 59 sqm | S$280,000 | S$4,746 psm |
| Oct 2021 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 59 sqm | S$264,000 | S$4,475 psm |
| Oct 2021 | Blk 186 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 59 sqm | S$256,000 | S$4,339 psm |
Showing 52 of 315.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 186 · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 186 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 186 · 3 ROOM | S$2,600 | — |
| Jun 2026 | Blk 186 · 3 ROOM | S$2,300 | — |
| May 2026 | Blk 186 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 186 · 3 ROOM | S$2,700 | — |
| Mar 2026 | Blk 186 · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 186 · 5 ROOM | S$5,600 | — |
| Feb 2026 | Blk 186 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 186 · 3 ROOM | S$2,650 | — |
| Sept 2025 | Blk 186 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 186 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 186 · 3 ROOM | S$2,300 | — |
| Aug 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 186 · 3 ROOM | S$2,600 | — |
| Aug 2025 | Blk 186 · 3 ROOM | S$2,300 | — |
| Jun 2025 | Blk 186 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 186 · 3 ROOM | S$1,200 | — |
| May 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 186 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 186 · 3 ROOM | S$2,400 | — |
| Mar 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 186 · 3 ROOM | S$2,400 | — |
| Feb 2025 | Blk 186 · 3 ROOM | S$2,400 | — |
| Jan 2025 | Blk 186 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 186 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 186 · 3 ROOM | S$2,300 | — |
| Jan 2025 | Blk 186 · 3 ROOM | S$1,500 | — |
| Dec 2024 | Blk 186 · 3 ROOM | S$1,200 | — |
| Nov 2024 | Blk 186 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 186 · 3 ROOM | S$2,900 | — |
| Oct 2024 | Blk 186 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 186 · 3 ROOM | S$1,000 | — |
| Aug 2024 | Blk 186 · 3 ROOM | S$1,700 | — |
| May 2024 | Blk 186 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 186 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 186 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 186 · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 186 · 3 ROOM | S$2,200 | — |
| Jan 2024 | Blk 186 · 3 ROOM | S$2,750 | — |
| Nov 2023 | Blk 186 · 3 ROOM | S$1,700 | — |
| Sept 2023 | Blk 186 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 186 · 3 ROOM | S$2,100 | — |
| Aug 2023 | Blk 186 · 3 ROOM | S$2,900 | — |
| Aug 2023 | Blk 186 · 3 ROOM | S$2,700 | — |
| Aug 2023 | Blk 186 · 3 ROOM | S$1,700 | — |
| Jul 2023 | Blk 186 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 186 · 3 ROOM | S$2,600 | — |
| Jun 2023 | Blk 186 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 186 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 186 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 186 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 186 · 3 ROOM | S$1,700 | — |
| Apr 2023 | Blk 186 · 3 ROOM | S$2,700 | — |
| Apr 2023 | Blk 186 · 3 ROOM | S$2,600 | — |
| Apr 2023 | Blk 186 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 186 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 186 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 186 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 186 · 3 ROOM | S$1,000 | — |
| Jan 2023 | Blk 186 · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 186 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 186 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 186 · 3 ROOM | S$1,700 | — |
| Sept 2022 | Blk 186 · 3 ROOM | S$2,400 | — |
| Aug 2022 | Blk 186 · 3 ROOM | S$1,500 | — |
| Jul 2022 | Blk 186 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 186 · 3 ROOM | S$1,600 | — |
| May 2022 | Blk 186 · 3 ROOM | S$1,500 | — |
| Apr 2022 | Blk 186 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 186 · 3 ROOM | S$1,500 | — |
| Mar 2022 | Blk 186 · 3 ROOM | S$1,500 | — |
| Feb 2022 | Blk 186 · 3 ROOM | S$2,400 | — |
| Jan 2022 | Blk 186 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 186 · 3 ROOM | S$1,400 | — |
| Nov 2021 | Blk 186 · 3 ROOM | S$1,400 | — |
| Oct 2021 | Blk 186 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 186 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 186 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 186 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 186 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 186 · 3 ROOM | S$1,750 | — |
| May 2021 | Blk 186 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 186 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 186 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 186 · 3 ROOM | S$2,000 | — |
| Mar 2021 | Blk 186 · 3 ROOM | S$1,500 | — |
| Feb 2021 | Blk 186 · 3 ROOM | S$2,300 | — |
| Feb 2021 | Blk 186 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 186 · 3 ROOM | S$1,700 | — |
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 47 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 | 42 years | S$296,067 | S$326,882 | S$354,019 | S$360,211 |
| 10 years | 37 years | S$276,374 | S$336,899 | S$395,159 | S$409,102 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.