Blk 221 Boon Lay Pl
Project page · 99-year lease from 1979
Based on 21 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 529 · 680 m | 01 TO 03 | 118 sqm | S$590,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Jul 2026 | Blk 529 · 680 m | 19 TO 21 | 118 sqm | S$600,000 | S$5,085 psm | ×1.000 | S$5,085 psm |
| Jun 2026 | Blk 523 · 680 m | 04 TO 06 | 118 sqm | S$595,000 | S$5,042 psm | ×1.000 | S$5,042 psm |
| May 2026 | Blk 199 · 569 m | 10 TO 12 | 121 sqm | S$548,000 | S$4,529 psm | ×1.000 | S$4,529 psm |
| Apr 2026 | Blk 221 | 19 TO 21 | 109 sqm | S$531,000 | S$4,872 psm | ×1.000 | S$4,872 psm |
| Apr 2026 | Blk 522 · 680 m | 22 TO 24 | 118 sqm | S$665,000 | S$5,636 psm | ×1.000 | S$5,636 psm |
| Feb 2026 | Blk 529 · 680 m | 10 TO 12 | 118 sqm | S$650,000 | S$5,508 psm | ×0.997 | S$5,492 psm |
| Jan 2026 | Blk 202 · 569 m | 04 TO 06 | 120 sqm | S$525,000 | S$4,375 psm | ×0.997 | S$4,362 psm |
| Nov 2025 | Blk 203 · 569 m | 04 TO 06 | 122 sqm | S$530,000 | S$4,344 psm | ×0.996 | S$4,327 psm |
| Nov 2025 | Blk 529 · 680 m | 04 TO 06 | 118 sqm | S$606,000 | S$5,136 psm | ×0.996 | S$5,115 psm |
| Sept 2025 | Blk 204 · 569 m | 19 TO 21 | 120 sqm | S$585,000 | S$4,875 psm | ×0.996 | S$4,853 psm |
| Aug 2025 | Blk 204 · 569 m | 10 TO 12 | 120 sqm | S$528,000 | S$4,400 psm | ×0.996 | S$4,381 psm |
| Aug 2025 | Blk 529 · 680 m | 13 TO 15 | 118 sqm | S$648,000 | S$5,492 psm | ×0.996 | S$5,467 psm |
| May 2025 | Blk 529 · 680 m | 13 TO 15 | 118 sqm | S$678,000 | S$5,746 psm | ×1.000 | S$5,743 psm |
| May 2025 | Blk 529 · 680 m | 04 TO 06 | 118 sqm | S$609,000 | S$5,161 psm | ×1.000 | S$5,158 psm |
| Apr 2025 | Blk 198 · 569 m | 10 TO 12 | 121 sqm | S$585,000 | S$4,835 psm | ×1.000 | S$4,832 psm |
| Apr 2025 | Blk 200 · 569 m | 01 TO 03 | 112 sqm | S$503,888 | S$4,499 psm | ×1.000 | S$4,497 psm |
| Feb 2025 | Blk 201 · 569 m | 07 TO 09 | 122 sqm | S$562,000 | S$4,607 psm | ×1.009 | S$4,648 psm |
| Jan 2025 | Blk 221 | 25 TO 27 | 109 sqm | S$515,000 | S$4,725 psm | ×1.009 | S$4,767 psm |
| Nov 2024 | Blk 523 · 680 m | 22 TO 24 | 118 sqm | S$613,000 | S$5,195 psm | ×1.025 | S$5,324 psm |
| Nov 2024 | Blk 522 · 680 m | 19 TO 21 | 118 sqm | S$728,000 | S$6,169 psm | ×1.025 | S$6,322 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.
7.71% gross yield
S$42,000 of rent a year against the estimate above · 1.83 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Apr 2026 | 221 | 5 ROOM | S$3,600 |
| Apr 2026 | 208 | 5 ROOM | S$3,000 |
| Mar 2026 | 221 | 5 ROOM | S$2,900 |
| Feb 2026 | 221 | 5 ROOM | S$3,500 |
| Jan 2026 | 221 | 5 ROOM | S$3,600 |
| Nov 2025 | 221 | 5 ROOM | S$3,500 |
median of 6 HDB rental approvals for 5 ROOM on Boon Lay Pl since 2025-10.
Buying or selling at S$545,000?
Buying: Stamp duty on S$545,000 · Cash and CPF needed on S$545,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$545,000.
Each opens with this figure filled in; change anything there.
Primary schools near 221 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
- Boon Lay Garden Primary School · 272 m · no 2025 Phase 2C ballot
- Rulang Primary School · 621 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Corporation Primary School · 702 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 936 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Lakeside Primary School · 1,022 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Westwood Primary School · 1,243 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,423 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,613 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,675 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 221 · 5 ROOM · 19 TO 21 · Standard · 52 years left | 109 sqm | S$531,000 | S$4,872 psm |
| Jan 2025 | Blk 221 · 5 ROOM · 25 TO 27 · Standard · 54 years left | 109 sqm | S$515,000 | S$4,725 psm |
| Feb 2024 | Blk 221 · 5 ROOM · 10 TO 12 · Standard · 54 years left | 109 sqm | S$465,000 | S$4,266 psm |
| Oct 2022 | Blk 221 · 5 ROOM · 07 TO 09 · Standard · 56 years left | 109 sqm | S$420,000 | S$3,853 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 221 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 221 · 5 ROOM | S$2,900 | — |
| Feb 2026 | Blk 221 · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 221 · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 221 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 221 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 221 · 5 ROOM | S$4,100 | — |
| Mar 2025 | Blk 221 · 5 ROOM | S$3,200 | — |
| Feb 2025 | Blk 221 · 5 ROOM | S$2,500 | — |
| Jan 2025 | Blk 221 · 5 ROOM | S$2,500 | — |
| Apr 2024 | Blk 221 · 5 ROOM | S$2,400 | — |
| Nov 2023 | Blk 221 · 5 ROOM | S$3,000 | — |
| Apr 2023 | Blk 221 · 5 ROOM | S$4,400 | — |
| Mar 2023 | Blk 221 · 5 ROOM | S$4,200 | — |
| Mar 2023 | Blk 221 · 5 ROOM | S$2,700 | — |
| Apr 2022 | Blk 221 · 5 ROOM | S$2,400 | — |
| Mar 2022 | Blk 221 · 5 ROOM | S$2,550 | — |
| Sept 2021 | Blk 221 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 221 · 5 ROOM | S$2,300 | — |
| Mar 2021 | Blk 221 · 5 ROOM | S$2,200 | — |
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 51 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 | 46 years | S$517,547 | S$571,414 | S$618,852 | S$629,675 |
| 10 years | 41 years | S$487,398 | S$594,135 | S$696,879 | S$721,468 |
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.