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HDB · 640198

Blk 198 Boon Lay Dr

Project page · 99-year lease from 1976

Indicative value range
S$506,151 – S$517,902
Indicative mid S$508,183 · S$4,362 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
May 2026Blk 19910 TO 12121 sqmS$548,000S$4,529 psm×1.000S$4,529 psm
Jan 2026Blk 20204 TO 06120 sqmS$525,000S$4,375 psm×0.997S$4,362 psm
Nov 2025Blk 20304 TO 06122 sqmS$530,000S$4,344 psm×0.996S$4,327 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.

8.50% gross yield

S$43,200 of rent a year against the estimate above · 2.73 points above flats like it

Homes like this rent for about S$3,600 a month, the middle of 41 approvals in the last year.

Across Singapore these flats yield 5.77%, from 234 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

ApprovedBlockFlatRent a month
Sept 20262045 ROOMS$3,850
Sept 20262005 ROOMS$2,000
Aug 2026268C5 ROOMS$4,000
Jul 20262015 ROOMS$4,550
Jul 2026268B5 ROOMS$4,500
Jul 2026268C5 ROOMS$4,200
Jul 20262005 ROOMS$3,800
Jul 20262035 ROOMS$3,550

median of 41 HDB rental approvals for 5 ROOM on Boon Lay Dr since 2025-10.

Buying or selling at S$508,183?

Buying: Stamp duty on S$508,183 · Cash and CPF needed on S$508,183 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$508,183.

Each opens with this figure filled in; change anything there.

Primary schools near 198 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 198 · 5 ROOM · 01 TO 03 · Standard · 49 years left
excluded: outlier
112 sqmS$420,000S$3,750 psm
Apr 2025
Blk 198 · 5 ROOM · 10 TO 12 · Standard · 51 years left
121 sqmS$585,000S$4,835 psm
Mar 2022
Blk 198 · 5 ROOM · 01 TO 03 · Standard · 54 years left
112 sqmS$430,000S$3,839 psm
See more

Showing 3 of 19.

Sale prices as filed in caveats.

Where the lease takes this

About 48 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$478,580S$528,391S$572,257S$582,265
10 years38 yearsS$446,748S$544,583S$638,758S$661,296

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.