Blk 216A Boon Lay Ave
Project page · 99-year lease from 2018
Based on 30 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 217B | 13 TO 15 | 94 sqm | S$645,000 | S$6,862 psm | ×1.000 | S$6,862 psm |
| Sept 2026 | Blk 218A | 01 TO 03 | 94 sqm | S$612,000 | S$6,511 psm | ×1.000 | S$6,511 psm |
| Aug 2026 | Blk 217B | 07 TO 09 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Aug 2026 | Blk 183C | 16 TO 18 | 92 sqm | S$665,000 | S$7,228 psm | ×1.000 | S$7,228 psm |
| Aug 2026 | Blk 217A | 04 TO 06 | 94 sqm | S$648,000 | S$6,894 psm | ×1.000 | S$6,894 psm |
| Aug 2026 | Blk 216B | 13 TO 15 | 94 sqm | S$657,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| 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 183B | 04 TO 06 | 92 sqm | S$580,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| Jul 2026 | Blk 183A | 10 TO 12 | 92 sqm | S$638,888 | S$6,944 psm | ×1.000 | S$6,944 psm |
| Jun 2026 | Blk 218B | 10 TO 12 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Jun 2026 | Blk 218B | 10 TO 12 | 94 sqm | S$648,888 | S$6,903 psm | ×1.000 | S$6,903 psm |
| Jun 2026 | Blk 183B | 13 TO 15 | 92 sqm | S$663,888 | S$7,216 psm | ×1.000 | S$7,216 psm |
| May 2026 | Blk 183A | 01 TO 03 | 92 sqm | S$570,000 | S$6,196 psm | ×1.000 | S$6,196 psm |
| May 2026 | Blk 216A | 07 TO 09 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 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 216B | 13 TO 15 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Apr 2026 | Blk 183D | 07 TO 09 | 92 sqm | S$618,888 | S$6,727 psm | ×1.000 | S$6,727 psm |
| Apr 2026 | Blk 183A | 07 TO 09 | 92 sqm | S$612,888 | S$6,662 psm | ×1.000 | S$6,662 psm |
| Apr 2026 | Blk 218B | 13 TO 15 | 94 sqm | S$680,000 | S$7,234 psm | ×1.000 | S$7,234 psm |
| Mar 2026 | Blk 183A | 10 TO 12 | 92 sqm | S$620,000 | S$6,739 psm | ×0.997 | S$6,719 psm |
| Mar 2026 | Blk 217B | 07 TO 09 | 94 sqm | S$635,000 | S$6,755 psm | ×0.997 | S$6,735 psm |
| Feb 2026 | Blk 183C | 10 TO 12 | 92 sqm | S$605,000 | S$6,576 psm | ×0.997 | S$6,557 psm |
| Feb 2026 | Blk 183B | 07 TO 09 | 92 sqm | S$590,000 | S$6,413 psm | ×0.997 | S$6,394 psm |
| Jan 2026 | Blk 183D | 13 TO 15 | 92 sqm | S$652,888 | S$7,097 psm | ×0.997 | S$7,076 psm |
| Jan 2026 | Blk 216A | 13 TO 15 | 94 sqm | S$650,000 | S$6,915 psm | ×0.997 | S$6,894 psm |
| Jan 2026 | Blk 183D | 10 TO 12 | 92 sqm | S$628,000 | S$6,826 psm | ×0.997 | S$6,806 psm |
| Dec 2025 | Blk 183B | 10 TO 12 | 92 sqm | S$650,000 | S$7,065 psm | ×0.996 | S$7,037 psm |
| Dec 2025 | Blk 218A | 07 TO 09 | 94 sqm | S$630,000 | S$6,702 psm | ×0.996 | S$6,676 psm |
| Nov 2025 | Blk 216B | 10 TO 12 | 94 sqm | S$648,000 | S$6,894 psm | ×0.996 | S$6,867 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.
7.16% gross yield
S$46,200 of rent a year against the estimate above · 1.83 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 90 to 99 years of lease left yield 5.33%, from 60 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$645,227?
Buying: Stamp duty on S$645,227 · Cash and CPF needed on S$645,227 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$645,227.
Each opens with this figure filled in; change anything there.
Primary schools near 216a 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 · 407 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 692 m · no 2025 Phase 2C ballot
- Rulang Primary School · 767 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Shuqun Primary School · 1,017 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Westwood Primary School · 1,227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 1,409 m · no 2025 Phase 2C ballot
- West Grove Primary School · 1,478 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,786 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,909 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 216A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 114 sqm | S$706,888 | S$6,201 psm |
| May 2026 | Blk 216A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Jan 2026 | Blk 216A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 94 sqm | S$650,000 | S$6,915 psm |
| Dec 2025 | Blk 216A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 114 sqm | S$700,000 | S$6,140 psm |
| Aug 2025 | Blk 216A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Jul 2025 | Blk 216A · 5 ROOM · 04 TO 06 · 3Gen · 92 years left | 121 sqm | S$680,000 | S$5,620 psm |
| May 2024 | Blk 216A · 5 ROOM · 13 TO 15 · 3Gen · 93 years left excluded: outlier | 121 sqm | S$642,000 | S$5,306 psm |
| Feb 2024 | Blk 216A · 5 ROOM · 07 TO 09 · 3Gen · 94 years left excluded: outlier | 121 sqm | S$650,000 | S$5,372 psm |
| Dec 2023 | Blk 216A · 5 ROOM · 10 TO 12 · 3Gen · 94 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Oct 2023 | Blk 216A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Sept 2023 | Blk 216A · 5 ROOM · 13 TO 15 · 3Gen · 94 years left | 121 sqm | S$745,000 | S$6,157 psm |
| Jul 2023 | Blk 216A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 114 sqm | S$688,888 | S$6,043 psm |
| Apr 2023 | Blk 216A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$560,000 | S$5,957 psm |
| Feb 2023 | Blk 216A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$525,000 | S$5,585 psm |
| Aug 2022 | Blk 216A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 114 sqm | S$626,000 | S$5,491 psm |
| May 2022 | Blk 216A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 114 sqm | S$584,000 | S$5,123 psm |
| Apr 2022 | Blk 216A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Dec 2021 | Blk 216A · 4 ROOM · 13 TO 15 · Model A · 96 years left | 94 sqm | S$535,000 | S$5,691 psm |
| Dec 2021 | Blk 216A · 4 ROOM · 10 TO 12 · Model A · 96 years left | 94 sqm | S$530,000 | S$5,638 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 216A · 5 ROOM | S$5,400 | — |
| Jul 2025 | Blk 216A · 5 ROOM | S$5,288 | — |
| Nov 2024 | Blk 216A · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 216A · 5 ROOM | S$5,000 | — |
| Jul 2023 | Blk 216A · 5 ROOM | S$4,900 | — |
| Nov 2022 | Blk 216A · 4 ROOM | S$4,500 | — |
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 90 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 | 85 years | S$613,418 | S$677,263 | S$733,489 | S$746,317 |
| 10 years | 80 years | S$575,951 | S$702,081 | S$823,493 | S$852,548 |
| 20 years | 70 years | S$508,040 | S$754,920 | S$1,038,594 | S$1,113,178 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.