Blk 180A Boon Lay Dr
Project page · 99-year lease from 2014
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 180A | 13 TO 15 | 68 sqm | S$528,000 | S$7,765 psm | ×1.000 | S$7,765 psm |
| Jun 2026 | Blk 180A | 04 TO 06 | 68 sqm | S$492,500 | S$7,243 psm | ×1.000 | S$7,243 psm |
| May 2026 | Blk 180A | 04 TO 06 | 68 sqm | S$470,000 | S$6,912 psm | ×1.000 | S$6,912 psm |
| Mar 2026 | Blk 180A | 13 TO 15 | 68 sqm | S$508,888 | S$7,484 psm | ×0.997 | S$7,462 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.
6.24% gross yield
S$31,200 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 3 ROOM | S$2,700 |
| Aug 2026 | 176 | 3 ROOM | S$2,800 |
| Aug 2026 | 174 | 3 ROOM | S$2,800 |
| Aug 2026 | 174 | 3 ROOM | S$2,600 |
| Aug 2026 | 176 | 3 ROOM | S$2,500 |
| Jul 2026 | 181B | 3 ROOM | S$3,000 |
| Jul 2026 | 197A | 3 ROOM | S$2,880 |
| Jul 2026 | 174 | 3 ROOM | S$2,650 |
median of 31 HDB rental approvals for 3 ROOM on Boon Lay Dr since 2025-10.
Buying or selling at S$499,943?
Buying: Stamp duty on S$499,943 · Cash and CPF needed on S$499,943 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$499,943.
Each opens with this figure filled in; change anything there.
Primary schools near 180a 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 · 353 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 635 m · no 2025 Phase 2C ballot
- Westwood Primary School · 821 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Rulang Primary School · 1,042 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- West Grove Primary School · 1,042 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong West Primary School · 1,332 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Shuqun Primary School · 1,344 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,389 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,463 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 180A · 3 ROOM · 13 TO 15 · Model A · 87 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Jul 2026 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 87 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jun 2026 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 68 sqm | S$492,500 | S$7,243 psm |
| May 2026 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Mar 2026 | Blk 180A · 3 ROOM · 13 TO 15 · Model A · 87 years left | 68 sqm | S$508,888 | S$7,484 psm |
| Feb 2026 | Blk 180A · 2 ROOM · 16 TO 18 · Model A · 87 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Feb 2026 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 87 years left | 47 sqm | S$376,000 | S$8,000 psm |
| Sept 2025 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 88 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Jul 2025 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 88 years left | 68 sqm | S$505,888 | S$7,440 psm |
| Jul 2025 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 88 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Apr 2025 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 88 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Feb 2025 | Blk 180A · 3 ROOM · 13 TO 15 · Model A · 88 years left | 68 sqm | S$478,000 | S$7,029 psm |
| Aug 2024 | Blk 180A · 3 ROOM · 16 TO 18 · Model A · 89 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jul 2024 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$320,000 | S$6,809 psm |
| May 2024 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$330,000 | S$7,021 psm |
| May 2024 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 89 years left | 47 sqm | S$328,000 | S$6,979 psm |
| Apr 2024 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$318,888 | S$6,785 psm |
| Feb 2024 | Blk 180A · 2 ROOM · 07 TO 09 · 2-room · 89 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Jul 2023 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$426,888 | S$6,278 psm |
| Jul 2023 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$418,000 | S$6,147 psm |
| May 2023 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Apr 2023 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Feb 2023 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$296,000 | S$6,298 psm |
| Dec 2022 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$296,000 | S$6,298 psm |
| Nov 2022 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Nov 2022 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$307,000 | S$6,532 psm |
| Jul 2022 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Apr 2022 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Feb 2022 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Jan 2022 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$270,000 | S$5,745 psm |
| Dec 2021 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$392,000 | S$5,765 psm |
| Dec 2021 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$295,000 | S$6,277 psm |
| Nov 2021 | Blk 180A · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$285,000 | S$6,064 psm |
| Nov 2021 | Blk 180A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Oct 2021 | Blk 180A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$380,000 | S$5,588 psm |
| Oct 2021 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$292,000 | S$6,213 psm |
| Oct 2021 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$270,000 | S$5,745 psm |
Showing 37 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 180A · 3 ROOM | S$1,800 | — |
| Feb 2026 | Blk 180A · 3 ROOM | S$2,950 | — |
| Dec 2025 | Blk 180A · 2 ROOM | S$2,200 | — |
| Oct 2025 | Blk 180A · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 180A · 3 ROOM | S$2,850 | — |
| Jul 2025 | Blk 180A · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 180A · 2 ROOM | S$2,300 | — |
| Mar 2024 | Blk 180A · 3 ROOM | S$2,750 | — |
| Jan 2024 | Blk 180A · 2 ROOM | S$2,200 | — |
| Nov 2023 | Blk 180A · 3 ROOM | S$1,700 | — |
| Jul 2023 | Blk 180A · 2 ROOM | S$2,500 | — |
| Jul 2023 | Blk 180A · 3 ROOM | S$1,900 | — |
| Jan 2023 | Blk 180A · 3 ROOM | S$3,400 | — |
| Jul 2022 | Blk 180A · 3 ROOM | S$1,800 | — |
| Jul 2022 | Blk 180A · 2 ROOM | S$1,000 | — |
| Mar 2022 | Blk 180A · 3 ROOM | S$2,300 | — |
| May 2021 | Blk 180A · 3 ROOM | S$1,400 | — |
| Apr 2021 | Blk 180A · 3 ROOM | S$1,900 | — |
| Apr 2021 | Blk 180A · 3 ROOM | S$1,550 | — |
| Feb 2021 | Blk 180A · 2 ROOM | S$1,450 | — |
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 86 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 | 81 years | S$469,407 | S$518,264 | S$561,290 | S$571,106 |
| 10 years | 76 years | S$438,739 | S$534,820 | S$627,307 | S$649,441 |
| 20 years | 66 years | S$397,210 | S$590,233 | S$812,023 | S$870,336 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.