Blk 211 Boon Lay Pl
Project page · 99-year lease from 1976
Based on 4 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 211 | 16 TO 18 | 74 sqm | S$338,888 | S$4,580 psm | ×1.000 | S$4,580 psm |
| Jul 2026 | Blk 211 | 19 TO 21 | 65 sqm | S$320,888 | S$4,937 psm | ×1.000 | S$4,937 psm |
| Jun 2026 | Blk 211 | 19 TO 21 | 65 sqm | S$368,000 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Apr 2026 | Blk 211 | 01 TO 03 | 65 sqm | S$325,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
How accurate is this estimate for Boon Lay Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Boon Lay Pl since.
- Median error
- 4.3%
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.
10.03% gross yield
S$32,400 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 73 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 | 211 | 3 ROOM | S$2,900 |
| Sept 2026 | 209 | 3 ROOM | S$2,750 |
| Sept 2026 | 210 | 3 ROOM | S$2,650 |
| Sept 2026 | 208 | 3 ROOM | S$2,600 |
| Sept 2026 | 208 | 3 ROOM | S$1,800 |
| Sept 2026 | 210 | 3 ROOM | S$1,800 |
| Sept 2026 | 211 | 3 ROOM | S$1,500 |
| Aug 2026 | 208 | 3 ROOM | S$3,500 |
median of 73 HDB rental approvals for 3 ROOM on Boon Lay Pl since 2025-10.
Buying or selling at S$322,944?
Buying: Stamp duty on S$322,944 · Cash and CPF needed on S$322,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$322,944.
Each opens with this figure filled in; change anything there.
Primary schools near 211 Boon Lay Pl
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
- Rulang Primary School · 457 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 477 m · no 2025 Phase 2C ballot
- Corporation Primary School · 716 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 739 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Lakeside Primary School · 1,109 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,645 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,875 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 49 years left | 74 sqm | S$338,888 | S$4,580 psm |
| Jul 2026 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 49 years left excluded: outlier | 65 sqm | S$292,000 | S$4,492 psm |
| Jul 2026 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 49 years left | 65 sqm | S$320,888 | S$4,937 psm |
| Jun 2026 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 50 years left | 65 sqm | S$368,000 | S$5,662 psm |
| Apr 2026 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Oct 2025 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 50 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Jul 2025 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Jul 2025 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 74 sqm | S$390,000 | S$5,270 psm |
| Jul 2025 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 65 sqm | S$330,888 | S$5,091 psm |
| Jun 2025 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Jun 2025 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Jun 2025 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 51 years left | 65 sqm | S$360,000 | S$5,538 psm |
| May 2025 | Blk 211 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$335,000 | S$5,154 psm |
| Apr 2025 | Blk 211 · 3 ROOM · 22 TO 24 · Improved · 51 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Mar 2025 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 65 sqm | S$375,000 | S$5,769 psm |
| Mar 2025 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 74 sqm | S$365,000 | S$4,932 psm |
| Feb 2025 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 74 sqm | S$358,000 | S$4,838 psm |
| Feb 2025 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 74 sqm | S$380,888 | S$5,147 psm |
| Jan 2025 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Nov 2024 | Blk 211 · 3 ROOM · 22 TO 24 · Improved · 51 years left | 65 sqm | S$348,888 | S$5,368 psm |
| Nov 2024 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 51 years left | 65 sqm | S$348,000 | S$5,354 psm |
| Oct 2024 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Aug 2024 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Aug 2024 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Aug 2024 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$315,000 | S$4,846 psm |
| Jul 2024 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 74 sqm | S$358,000 | S$4,838 psm |
| Jul 2024 | Blk 211 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Jul 2024 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$295,000 | S$4,538 psm |
| May 2024 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 74 sqm | S$340,000 | S$4,595 psm |
| Mar 2024 | Blk 211 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Jan 2024 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$300,000 | S$4,615 psm |
| Nov 2023 | Blk 211 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Nov 2023 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 52 years left | 65 sqm | S$305,000 | S$4,692 psm |
| Nov 2023 | Blk 211 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$292,000 | S$4,492 psm |
| Sept 2023 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 52 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Sept 2023 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$303,000 | S$4,662 psm |
| Aug 2023 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 52 years left | 65 sqm | S$315,000 | S$4,846 psm |
| Jun 2023 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 65 sqm | S$310,000 | S$4,769 psm |
| May 2023 | Blk 211 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 65 sqm | S$318,000 | S$4,892 psm |
| May 2023 | Blk 211 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Mar 2023 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Jan 2023 | Blk 211 · 3 ROOM · 19 TO 21 · Improved · 53 years left | 74 sqm | S$342,000 | S$4,622 psm |
| Jan 2023 | Blk 211 · 3 ROOM · 22 TO 24 · Improved · 53 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Sept 2022 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 65 sqm | S$318,000 | S$4,892 psm |
| Sept 2022 | Blk 211 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Sept 2022 | Blk 211 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 65 sqm | S$288,000 | S$4,431 psm |
| Aug 2022 | Blk 211 · 3 ROOM · 22 TO 24 · Improved · 53 years left | 65 sqm | S$301,000 | S$4,631 psm |
| Jul 2022 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 53 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Jun 2022 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 54 years left | 65 sqm | S$305,000 | S$4,692 psm |
| May 2022 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 54 years left | 65 sqm | S$300,000 | S$4,615 psm |
| Apr 2022 | Blk 211 · 3 ROOM · 16 TO 18 · Improved · 54 years left | 65 sqm | S$295,000 | S$4,538 psm |
| Mar 2022 | Blk 211 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 74 sqm | S$290,000 | S$3,919 psm |
| Mar 2022 | Blk 211 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 65 sqm | S$278,000 | S$4,277 psm |
| Dec 2021 | Blk 211 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 74 sqm | S$333,800 | S$4,511 psm |
| Oct 2021 | Blk 211 · 3 ROOM · 01 TO 03 · Improved · 54 years left | 65 sqm | S$274,000 | S$4,215 psm |
Showing 55 of 319.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 211 · 3 ROOM | S$2,900 | — |
| Sept 2026 | Blk 211 · 3 ROOM | S$1,500 | — |
| Jul 2026 | Blk 211 · 3 ROOM | S$3,200 | — |
| Jul 2026 | Blk 211 · 3 ROOM | S$2,450 | — |
| May 2026 | Blk 211 · 3 ROOM | S$1,200 | — |
| Apr 2026 | Blk 211 · 3 ROOM | S$2,100 | — |
| Mar 2026 | Blk 211 · 3 ROOM | S$2,850 | — |
| Mar 2026 | Blk 211 · 3 ROOM | S$2,500 | — |
| Feb 2026 | Blk 211 · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 211 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 211 · 3 ROOM | S$2,850 | — |
| Dec 2025 | Blk 211 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 211 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 211 · 3 ROOM | S$2,850 | — |
| Aug 2025 | Blk 211 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 211 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 211 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 211 · 3 ROOM | S$2,650 | — |
| Jul 2025 | Blk 211 · 3 ROOM | S$1,900 | — |
| May 2025 | Blk 211 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 211 · 3 ROOM | S$1,350 | — |
| Apr 2025 | Blk 211 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 211 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 211 · 3 ROOM | S$2,000 | — |
| Apr 2025 | Blk 211 · 3 ROOM | S$1,200 | — |
| Mar 2025 | Blk 211 · 3 ROOM | S$2,200 | — |
| Mar 2025 | Blk 211 · 3 ROOM | S$1,200 | — |
| Mar 2025 | Blk 211 · 3 ROOM | S$800 | — |
| Feb 2025 | Blk 211 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 211 · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 211 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 211 · 3 ROOM | S$2,850 | — |
| Nov 2024 | Blk 211 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 211 · 3 ROOM | S$1,500 | — |
| Oct 2024 | Blk 211 · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 211 · 3 ROOM | S$1,500 | — |
| Jun 2024 | Blk 211 · 3 ROOM | S$1,950 | — |
| Jun 2024 | Blk 211 · 3 ROOM | S$1,800 | — |
| Apr 2024 | Blk 211 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 211 · 3 ROOM | S$2,500 | — |
| Apr 2024 | Blk 211 · 3 ROOM | S$1,200 | — |
| Mar 2024 | Blk 211 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 211 · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 211 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 211 · 3 ROOM | S$2,800 | — |
| Nov 2023 | Blk 211 · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 211 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 211 · 3 ROOM | S$2,900 | — |
| Sept 2023 | Blk 211 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 211 · 3 ROOM | S$1,900 | — |
| Jun 2023 | Blk 211 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 211 · 3 ROOM | S$2,850 | — |
| Jun 2023 | Blk 211 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 211 · 3 ROOM | S$2,200 | — |
| May 2023 | Blk 211 · 3 ROOM | S$1,350 | — |
| Mar 2023 | Blk 211 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 211 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 211 · 3 ROOM | S$2,000 | — |
| Feb 2023 | Blk 211 · 3 ROOM | S$2,400 | — |
| Feb 2023 | Blk 211 · 3 ROOM | S$1,000 | — |
| Dec 2022 | Blk 211 · 3 ROOM | S$2,400 | — |
| Nov 2022 | Blk 211 · 3 ROOM | S$2,800 | — |
| Jun 2022 | Blk 211 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 211 · 3 ROOM | S$1,600 | — |
| May 2022 | Blk 211 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 211 · 3 ROOM | S$1,200 | — |
| Apr 2022 | Blk 211 · 3 ROOM | S$2,700 | — |
| Apr 2022 | Blk 211 · 3 ROOM | S$2,250 | — |
| Apr 2022 | Blk 211 · 3 ROOM | S$1,950 | — |
| Apr 2022 | Blk 211 · 5 ROOM | S$1,500 | — |
| Apr 2022 | Blk 211 · 3 ROOM | S$1,500 | — |
| Mar 2022 | Blk 211 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 211 · 3 ROOM | S$1,200 | — |
| Jan 2022 | Blk 211 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 211 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 211 · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 211 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 211 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 211 · 3 ROOM | S$1,200 | — |
| Aug 2021 | Blk 211 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 211 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 211 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 211 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 211 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 211 · 3 ROOM | S$1,350 | — |
| Apr 2021 | Blk 211 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 211 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 211 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 211 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 211 · 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 43 years | S$304,131 | S$335,785 | S$363,662 | S$370,022 |
| 10 years | 38 years | S$283,902 | S$346,075 | S$405,922 | S$420,245 |
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.