Blk 191 Boon Lay Dr
Project page · 99-year lease from 1978
Only 1 comparable sales found after widening to projects within 1 km, last 24 months. At least 3 are needed for an indicative range. The sales that exist are listed below.
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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 188 | 07 TO 09 | 47 sqm | S$300,000 | S$6,383 psm | ×0.997 | S$6,364 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.
Homes like this rent for about S$2,300 a month, the middle of 17 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 180B | 2 ROOM | S$2,300 |
| Sept 2026 | 180B | 2 ROOM | S$2,000 |
| Aug 2026 | 180B | 2 ROOM | S$2,600 |
| Jul 2026 | 180B | 2 ROOM | S$2,800 |
| Jul 2026 | 181B | 2 ROOM | S$600 |
| Jun 2026 | 181B | 2 ROOM | S$2,400 |
| May 2026 | 180B | 2 ROOM | S$2,550 |
| May 2026 | 188 | 2 ROOM | S$800 |
median of 17 HDB rental approvals for 2 ROOM on Boon Lay Dr since 2025-10.
Buying or selling here?
Buying: Stamp duty · Cash and CPF needed · How much can I borrow · Monthly repayment · Property tax on this rent.
Selling: Net proceeds from selling.
Primary schools near 191 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
- Boon Lay Garden Primary School · 61 m · no 2025 Phase 2C ballot
- Rulang Primary School · 732 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 811 m · no 2025 Phase 2C ballot
- Corporation Primary School · 919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Shuqun Primary School · 1,051 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Westwood Primary School · 1,264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,385 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,483 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,500 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 53 years left | 37 sqm | S$265,000 | S$7,162 psm |
| May 2024 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 53 years left | 47 sqm | S$265,000 | S$5,638 psm |
| Apr 2024 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 53 years left | 47 sqm | S$255,000 | S$5,426 psm |
| Nov 2023 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 54 years left | 44 sqm | S$245,000 | S$5,568 psm |
| Aug 2023 | Blk 191 · 2 ROOM · 01 TO 03 · Model A · 54 years left | 44 sqm | S$250,000 | S$5,682 psm |
| Jul 2023 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 54 years left | 47 sqm | S$235,000 | S$5,000 psm |
| May 2023 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 54 years left | 44 sqm | S$240,000 | S$5,455 psm |
| Dec 2022 | Blk 191 · 2 ROOM · 04 TO 06 · Model A · 55 years left | 44 sqm | S$235,000 | S$5,341 psm |
Showing 8 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 191 · 2 ROOM | S$2,200 | — |
| Mar 2026 | Blk 191 · 2 ROOM | S$2,200 | — |
| Nov 2025 | Blk 191 · 2 ROOM | S$2,050 | — |
| Jun 2025 | Blk 191 · 2 ROOM | S$1,800 | — |
| Nov 2024 | Blk 191 · 2 ROOM | S$1,250 | — |
| Mar 2024 | Blk 191 · 2 ROOM | S$2,000 | — |
| Dec 2023 | Blk 191 · 2 ROOM | S$2,050 | — |
| Dec 2023 | Blk 191 · 2 ROOM | S$500 | — |
| Sept 2023 | Blk 191 · 2 ROOM | S$1,200 | — |
| Jul 2023 | Blk 191 · 2 ROOM | S$2,300 | — |
| Apr 2023 | Blk 191 · 2 ROOM | S$400 | — |
| Oct 2022 | Blk 191 · 2 ROOM | S$2,500 | — |
| Aug 2022 | Blk 191 · 2 ROOM | S$1,100 | — |
| Feb 2021 | Blk 191 · 2 ROOM | S$1,200 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.