Blk 261 Boon Lay Dr
Project page · 99-year lease from 1995
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 268C | 13 TO 15 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| May 2026 | Blk 268A | 13 TO 15 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Apr 2026 | Blk 261 | 13 TO 15 | 129 sqm | S$645,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Mar 2026 | Blk 267 | 10 TO 12 | 121 sqm | S$675,000 | S$5,579 psm | ×0.997 | S$5,562 psm |
| Nov 2025 | Blk 261 | 13 TO 15 | 126 sqm | S$680,888 | S$5,404 psm | ×0.996 | S$5,383 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.
6.16% gross yield
S$43,200 of rent a year against the estimate above · 0.48 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, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 204 | 5 ROOM | S$3,850 |
| Sept 2026 | 200 | 5 ROOM | S$2,000 |
| Aug 2026 | 268C | 5 ROOM | S$4,000 |
| Jul 2026 | 201 | 5 ROOM | S$4,550 |
| Jul 2026 | 268B | 5 ROOM | S$4,500 |
| Jul 2026 | 268C | 5 ROOM | S$4,200 |
| Jul 2026 | 200 | 5 ROOM | S$3,800 |
| Jul 2026 | 203 | 5 ROOM | S$3,550 |
median of 41 HDB rental approvals for 5 ROOM on Boon Lay Dr since 2025-10.
Buying or selling at S$700,818?
Buying: Stamp duty on S$700,818 · Cash and CPF needed on S$700,818 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$700,818.
Each opens with this figure filled in; change anything there.
Primary schools near 261 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
- Corporation Primary School · 545 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 558 m · no 2025 Phase 2C ballot
- Westwood Primary School · 753 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Jurong West Primary School · 1,132 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Rulang Primary School · 1,132 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Frontier Primary School · 1,240 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,298 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,448 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 261 · 5 ROOM · 13 TO 15 · Model A · 68 years left | 129 sqm | S$645,000 | S$5,000 psm |
| Nov 2025 | Blk 261 · 5 ROOM · 13 TO 15 · Improved · 69 years left | 126 sqm | S$680,888 | S$5,404 psm |
| Sept 2024 | Blk 261 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 123 sqm | S$605,000 | S$4,919 psm |
| May 2022 | Blk 261 · 5 ROOM · 13 TO 15 · Model A · 72 years left | 132 sqm | S$558,000 | S$4,227 psm |
| May 2022 | Blk 261 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 126 sqm | S$550,000 | S$4,365 psm |
Showing 5 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2025 | Blk 261 · 5 ROOM | S$3,800 | — |
| Apr 2025 | Blk 261 · 5 ROOM | S$3,600 | — |
| Mar 2023 | Blk 261 · 5 ROOM | S$3,000 | — |
| Mar 2021 | Blk 261 · 5 ROOM | S$2,400 | — |
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 67 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 | 62 years | S$678,937 | S$749,602 | S$811,833 | S$826,031 |
| 10 years | 57 years | S$655,035 | S$798,484 | S$936,567 | S$969,612 |
| 20 years | 47 years | S$593,797 | S$882,351 | S$1,213,909 | S$1,301,082 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.