Blk 196A Boon Lay Dr
Project page · 99-year lease from 2015
Based on 9 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 197C | 04 TO 06 | 113 sqm | S$768,888 | S$6,804 psm | ×1.000 | S$6,804 psm |
| Aug 2026 | Blk 197D | 10 TO 12 | 113 sqm | S$800,000 | S$7,080 psm | ×1.000 | S$7,080 psm |
| Jul 2026 | Blk 197D | 04 TO 06 | 113 sqm | S$750,888 | S$6,645 psm | ×1.000 | S$6,645 psm |
| Jul 2026 | Blk 196B | 04 TO 06 | 113 sqm | S$780,000 | S$6,903 psm | ×1.000 | S$6,903 psm |
| Jun 2026 | Blk 197D | 10 TO 12 | 113 sqm | S$818,000 | S$7,239 psm | ×1.000 | S$7,239 psm |
| Apr 2026 | Blk 196A | 07 TO 09 | 113 sqm | S$768,000 | S$6,796 psm | ×1.000 | S$6,796 psm |
| Feb 2026 | Blk 196A | 16 TO 18 | 113 sqm | S$825,000 | S$7,301 psm | ×0.997 | S$7,279 psm |
| Feb 2026 | Blk 197D | 10 TO 12 | 113 sqm | S$780,000 | S$6,903 psm | ×0.997 | S$6,882 psm |
| Dec 2025 | Blk 196B | 04 TO 06 | 113 sqm | S$758,000 | S$6,708 psm | ×0.996 | S$6,682 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.
5.55% gross yield
S$43,200 of rent a year against the estimate above · 1.19 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 80 to 89 years of lease left yield 4.36%, from 33 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$777,699?
Buying: Stamp duty on S$777,699 · Cash and CPF needed on S$777,699 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$777,699.
Each opens with this figure filled in; change anything there.
Primary schools near 196a 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
- Boon Lay Garden Primary School · 34 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 612 m · no 2025 Phase 2C ballot
- Rulang Primary School · 618 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Corporation Primary School · 1,106 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,481 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,590 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,639 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 1,653 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 196A · 5 ROOM · 07 TO 09 · Improved · 88 years left | 113 sqm | S$768,000 | S$6,796 psm |
| Feb 2026 | Blk 196A · 5 ROOM · 16 TO 18 · Improved · 88 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Aug 2025 | Blk 196A · 5 ROOM · 04 TO 06 · Improved · 89 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Mar 2025 | Blk 196A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$602,500 | S$6,478 psm |
| May 2023 | Blk 196A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Sept 2022 | Blk 196A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Aug 2022 | Blk 196A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Jun 2022 | Blk 196A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$535,000 | S$5,753 psm |
| May 2022 | Blk 196A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$700,000 | S$6,195 psm |
| May 2022 | Blk 196A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2022 | Blk 196A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Oct 2021 | Blk 196A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$633,000 | S$5,602 psm |
| Oct 2021 | Blk 196A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$570,000 | S$6,129 psm |
Showing 13 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 196A · 5 ROOM | S$4,200 | — |
| Jan 2026 | Blk 196A · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 196A · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 196A · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 196A · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 196A · 5 ROOM | S$2,800 | — |
| May 2023 | Blk 196A · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 196A · 4 ROOM | S$3,200 | — |
| Oct 2022 | Blk 196A · 4 ROOM | S$3,200 | — |
| Jun 2022 | Blk 196A · 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 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$730,198 | S$806,197 | S$873,127 | S$888,397 |
| 10 years | 77 years | S$682,491 | S$831,952 | S$975,822 | S$1,010,253 |
| 20 years | 67 years | S$617,889 | S$918,151 | S$1,263,161 | S$1,353,872 |
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.