Blk 265 Boon Lay Dr
Project page · 99-year lease from 1995
Based on 10 sales in this street, last 24 months. Search widened 2 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 258 | 10 TO 12 | 113 sqm | S$545,888 | S$4,831 psm | ×1.000 | S$4,831 psm |
| Nov 2025 | Blk 267 | 01 TO 03 | 102 sqm | S$550,000 | S$5,392 psm | ×0.996 | S$5,371 psm |
| Oct 2025 | Blk 263 | 01 TO 03 | 109 sqm | S$555,000 | S$5,092 psm | ×0.996 | S$5,072 psm |
| Jul 2025 | Blk 263 | 10 TO 12 | 116 sqm | S$593,000 | S$5,112 psm | ×0.996 | S$5,089 psm |
| Apr 2025 | Blk 258 | 13 TO 15 | 111 sqm | S$585,000 | S$5,270 psm | ×1.000 | S$5,268 psm |
| Apr 2025 | Blk 263 | 10 TO 12 | 109 sqm | S$580,000 | S$5,321 psm | ×1.000 | S$5,318 psm |
| Feb 2025 | Blk 263 | 13 TO 15 | 117 sqm | S$593,888 | S$5,076 psm | ×1.009 | S$5,121 psm |
| Jan 2025 | Blk 265 | 13 TO 15 | 115 sqm | S$600,000 | S$5,217 psm | ×1.009 | S$5,264 psm |
| Jan 2025 | Blk 266 | 13 TO 15 | 111 sqm | S$576,000 | S$5,189 psm | ×1.009 | S$5,236 psm |
| Nov 2024 | Blk 265 | 04 TO 06 | 115 sqm | S$550,000 | S$4,783 psm | ×1.025 | S$4,901 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.
6.97% gross yield
S$40,800 of rent a year against the estimate above · 0.28 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 36 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 180C | 4 ROOM | S$4,100 |
| Aug 2026 | 263 | 4 ROOM | S$3,100 |
| Jul 2026 | 197D | 4 ROOM | S$4,200 |
| Jul 2026 | 180C | 4 ROOM | S$4,100 |
| Jun 2026 | 262 | 4 ROOM | S$4,000 |
| Jun 2026 | 265 | 4 ROOM | S$3,800 |
| Jun 2026 | 197B | 4 ROOM | S$3,700 |
| Jun 2026 | 181A | 4 ROOM | S$3,400 |
median of 36 HDB rental approvals for 4 ROOM on Boon Lay Dr since 2025-10.
Buying or selling at S$585,175?
Buying: Stamp duty on S$585,175 · Cash and CPF needed on S$585,175 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$585,175.
Each opens with this figure filled in; change anything there.
Primary schools near 265 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 · 535 m · no 2025 Phase 2C ballot
- Westwood Primary School · 610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 693 m · no 2025 Phase 2C ballot
- West Grove Primary School · 771 m · no 2025 Phase 2C ballot
1 to 2 km
- Jurong West Primary School · 1,021 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Frontier Primary School · 1,154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,420 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,589 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2025 | Blk 265 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 115 sqm | S$600,000 | S$5,217 psm |
| Nov 2024 | Blk 265 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 115 sqm | S$550,000 | S$4,783 psm |
| Jun 2024 | Blk 265 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 113 sqm | S$542,000 | S$4,796 psm |
| Jan 2023 | Blk 265 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 112 sqm | S$490,000 | S$4,375 psm |
Showing 4 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 265 · 4 ROOM | S$3,800 | — |
| Feb 2026 | Blk 265 · 4 ROOM | S$3,100 | — |
| Dec 2025 | Blk 265 · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 265 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 265 · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 265 · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 265 · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 265 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 265 · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 265 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 265 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 265 · 4 ROOM | S$3,300 | — |
| Jan 2023 | Blk 265 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 265 · 4 ROOM | S$2,250 | — |
| Oct 2022 | Blk 265 · 4 ROOM | S$2,650 | — |
| Dec 2021 | Blk 265 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 265 · 4 ROOM | S$2,100 | — |
| Oct 2021 | Blk 265 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 265 · 4 ROOM | S$2,400 | — |
| Jun 2021 | Blk 265 · 4 ROOM | S$2,300 | — |
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$566,905 | S$625,909 | S$677,871 | S$689,726 |
| 10 years | 57 years | S$546,947 | S$666,725 | S$782,022 | S$809,615 |
| 20 years | 47 years | S$495,814 | S$736,753 | S$1,013,600 | S$1,086,389 |
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.