Blk 183A Boon Lay Ave
Project page · 99-year lease from 2015
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 183A | 04 TO 06 | 92 sqm | S$613,000 | S$6,663 psm | ×1.000 | S$6,663 psm |
| Jul 2026 | Blk 183A | 16 TO 18 | 92 sqm | S$612,000 | S$6,652 psm | ×1.000 | S$6,652 psm |
| Jul 2026 | Blk 183A | 10 TO 12 | 92 sqm | S$638,888 | S$6,944 psm | ×1.000 | S$6,944 psm |
| May 2026 | Blk 183A | 01 TO 03 | 92 sqm | S$570,000 | S$6,196 psm | ×1.000 | S$6,196 psm |
| Apr 2026 | Blk 183A | 04 TO 06 | 92 sqm | S$605,000 | S$6,576 psm | ×1.000 | S$6,576 psm |
| Apr 2026 | Blk 183A | 07 TO 09 | 92 sqm | S$612,888 | S$6,662 psm | ×1.000 | S$6,662 psm |
| Mar 2026 | Blk 183A | 10 TO 12 | 92 sqm | S$620,000 | S$6,739 psm | ×0.997 | S$6,719 psm |
How accurate is this estimate for Boon Lay Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 79 sales in Boon Lay Ave since.
- Median error
- 3.5%
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.
7.54% gross yield
S$46,200 of rent a year against the estimate above · 1.97 points above flats like it
Homes like this rent for about S$3,850 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 183A | 4 ROOM | S$4,000 |
| Jul 2026 | 183A | 4 ROOM | S$4,500 |
| Jul 2026 | 183B | 4 ROOM | S$4,200 |
| Jul 2026 | 183B | 4 ROOM | S$3,400 |
| Jul 2026 | 183B | 4 ROOM | S$2,800 |
| Jun 2026 | 183B | 4 ROOM | S$4,500 |
| Jun 2026 | 183B | 4 ROOM | S$4,200 |
| Jun 2026 | 183B | 4 ROOM | S$3,800 |
median of 12 HDB rental approvals for 4 ROOM on Boon Lay Ave since 2025-10.
Buying or selling at S$612,888?
Buying: Stamp duty on S$612,888 · Cash and CPF needed on S$612,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$612,888.
Each opens with this figure filled in; change anything there.
Primary schools near 183a Boon Lay Ave
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 · 321 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 642 m · no 2025 Phase 2C ballot
- Rulang Primary School · 937 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Westwood Primary School · 956 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- West Grove Primary School · 1,194 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,398 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,497 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 183A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$638,888 | S$6,944 psm |
| Jul 2026 | Blk 183A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$612,000 | S$6,652 psm |
| Jul 2026 | Blk 183A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$613,000 | S$6,663 psm |
| May 2026 | Blk 183A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Apr 2026 | Blk 183A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$612,888 | S$6,662 psm |
| Apr 2026 | Blk 183A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Mar 2026 | Blk 183A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Oct 2025 | Blk 183A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Aug 2025 | Blk 183A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Aug 2025 | Blk 183A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Jul 2025 | Blk 183A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jul 2025 | Blk 183A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Jan 2025 | Blk 183A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$599,888 | S$6,521 psm |
| Dec 2024 | Blk 183A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Nov 2024 | Blk 183A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Oct 2024 | Blk 183A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 112 sqm | S$696,000 | S$6,214 psm |
| Oct 2024 | Blk 183A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$611,700 | S$6,649 psm |
| Aug 2024 | Blk 183A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$572,000 | S$6,217 psm |
| Jul 2024 | Blk 183A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Jun 2024 | Blk 183A · 5 ROOM · 01 TO 03 · Improved · 90 years left | 112 sqm | S$630,000 | S$5,625 psm |
| May 2024 | Blk 183A · 5 ROOM · 01 TO 03 · Improved · 90 years left excluded: outlier | 112 sqm | S$600,000 | S$5,357 psm |
| Feb 2024 | Blk 183A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Jan 2024 | Blk 183A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Dec 2023 | Blk 183A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Jan 2023 | Blk 183A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Aug 2022 | Blk 183A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Dec 2021 | Blk 183A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
Showing 27 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 183A · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 183A · 4 ROOM | S$4,500 | — |
| Jan 2026 | Blk 183A · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 183A · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 183A · 5 ROOM | S$3,700 | — |
| Dec 2024 | Blk 183A · 4 ROOM | S$3,600 | — |
| Sept 2024 | Blk 183A · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 183A · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 183A · 4 ROOM | S$3,400 | — |
| Aug 2022 | Blk 183A · 4 ROOM | S$3,500 | — |
| Nov 2021 | Blk 183A · 4 ROOM | S$2,350 | — |
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 87 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 | 82 years | S$575,454 | S$635,347 | S$688,093 | S$700,127 |
| 10 years | 77 years | S$537,857 | S$655,644 | S$769,025 | S$796,159 |
| 20 years | 67 years | S$486,946 | S$723,576 | S$995,471 | S$1,066,959 |
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.