Blk 181B 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 181B | 10 TO 12 | 68 sqm | S$463,888 | S$6,822 psm | ×1.000 | S$6,822 psm |
| Jun 2026 | Blk 181B | 10 TO 12 | 68 sqm | S$450,000 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Mar 2026 | Blk 181B | 04 TO 06 | 68 sqm | S$485,000 | S$7,132 psm | ×0.997 | S$7,111 psm |
| Nov 2025 | Blk 181B | 07 TO 09 | 68 sqm | S$483,000 | S$7,103 psm | ×0.996 | S$7,075 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.
6.60% gross yield
S$31,200 of rent a year against the estimate above · 0.56 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$472,495?
Buying: Stamp duty on S$472,495 · Cash and CPF needed on S$472,495 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$472,495.
Each opens with this figure filled in; change anything there.
Primary schools near 181b 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 · 228 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 753 m · no 2025 Phase 2C ballot
- Westwood Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- West Grove Primary School · 1,067 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rulang Primary School · 1,085 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Shuqun Primary School · 1,374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 1,400 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Lakeside Primary School · 1,504 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,551 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 181B · 2 ROOM · 10 TO 12 · Model A · 87 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Aug 2026 | Blk 181B · 2 ROOM · 13 TO 15 · Model A · 87 years left | 47 sqm | S$378,800 | S$8,060 psm |
| Jun 2026 | Blk 181B · 3 ROOM · 10 TO 12 · Model A · 87 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Jun 2026 | Blk 181B · 3 ROOM · 10 TO 12 · Model A · 87 years left | 68 sqm | S$463,888 | S$6,822 psm |
| Jun 2026 | Blk 181B · 2 ROOM · 04 TO 06 · Model A · 87 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Jun 2026 | Blk 181B · 2 ROOM · 07 TO 09 · Model A · 87 years left | 47 sqm | S$354,000 | S$7,532 psm |
| Mar 2026 | Blk 181B · 3 ROOM · 04 TO 06 · Model A · 87 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Nov 2025 | Blk 181B · 3 ROOM · 07 TO 09 · Model A · 88 years left | 68 sqm | S$483,000 | S$7,103 psm |
| Oct 2025 | Blk 181B · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jul 2025 | Blk 181B · 3 ROOM · 07 TO 09 · Model A · 88 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Jun 2025 | Blk 181B · 3 ROOM · 01 TO 03 · Model A · 88 years left | 68 sqm | S$500,000 | S$7,353 psm |
| May 2025 | Blk 181B · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$325,000 | S$6,915 psm |
| May 2025 | Blk 181B · 2 ROOM · 16 TO 18 · Model A · 88 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Nov 2024 | Blk 181B · 3 ROOM · 13 TO 15 · Model A · 89 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Aug 2024 | Blk 181B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Jul 2024 | Blk 181B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Apr 2024 | Blk 181B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Feb 2024 | Blk 181B · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$292,000 | S$6,213 psm |
| Jan 2024 | Blk 181B · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Dec 2023 | Blk 181B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$435,888 | S$6,410 psm |
| Oct 2023 | Blk 181B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Aug 2023 | Blk 181B · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$285,000 | S$6,064 psm |
| Jan 2023 | Blk 181B · 3 ROOM · 16 TO 18 · Model A · 90 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jun 2022 | Blk 181B · 3 ROOM · 01 TO 03 · Model A · 91 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Jun 2022 | Blk 181B · 3 ROOM · 01 TO 03 · Model A · 91 years left | 68 sqm | S$370,000 | S$5,441 psm |
| May 2022 | Blk 181B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Apr 2022 | Blk 181B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$380,000 | S$5,588 psm |
| Jan 2022 | Blk 181B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$383,000 | S$5,632 psm |
| Dec 2021 | Blk 181B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$370,000 | S$5,441 psm |
| Oct 2021 | Blk 181B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$350,000 | S$5,147 psm |
Showing 30 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 181B · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 181B · 2 ROOM | S$600 | — |
| Jun 2026 | Blk 181B · 2 ROOM | S$2,400 | — |
| Apr 2026 | Blk 181B · 3 ROOM | S$2,000 | — |
| Feb 2026 | Blk 181B · 2 ROOM | S$2,450 | — |
| Jan 2026 | Blk 181B · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 181B · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 181B · 3 ROOM | S$2,650 | — |
| Oct 2025 | Blk 181B · 2 ROOM | S$2,750 | — |
| Aug 2025 | Blk 181B · 2 ROOM | S$2,400 | — |
| May 2025 | Blk 181B · 2 ROOM | S$2,600 | — |
| Jan 2025 | Blk 181B · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 181B · 2 ROOM | S$2,100 | — |
| Dec 2024 | Blk 181B · 3 ROOM | S$2,050 | — |
| Aug 2024 | Blk 181B · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 181B · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 181B · 2 ROOM | S$2,400 | — |
| Jul 2024 | Blk 181B · 2 ROOM | S$2,200 | — |
| Jul 2024 | Blk 181B · 2 ROOM | S$800 | — |
| Mar 2024 | Blk 181B · 2 ROOM | S$2,700 | — |
| Mar 2024 | Blk 181B · 2 ROOM | S$2,700 | — |
| Aug 2023 | Blk 181B · 2 ROOM | S$2,750 | — |
| Aug 2023 | Blk 181B · 2 ROOM | S$2,600 | — |
| Aug 2023 | Blk 181B · 2 ROOM | S$1,000 | — |
| Jul 2023 | Blk 181B · 2 ROOM | S$800 | — |
| Feb 2023 | Blk 181B · 2 ROOM | S$2,700 | — |
| Feb 2023 | Blk 181B · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 181B · 2 ROOM | S$2,100 | — |
| Dec 2022 | Blk 181B · 3 ROOM | S$1,950 | — |
| Nov 2022 | Blk 181B · 2 ROOM | S$2,600 | — |
| Oct 2022 | Blk 181B · 2 ROOM | S$2,350 | — |
| Jul 2022 | Blk 181B · 2 ROOM | S$800 | — |
| Jun 2022 | Blk 181B · 2 ROOM | S$1,700 | — |
| May 2022 | Blk 181B · 2 ROOM | S$2,600 | — |
| Apr 2022 | Blk 181B · 2 ROOM | S$1,800 | — |
| Jun 2021 | Blk 181B · 2 ROOM | S$450 | — |
| Apr 2021 | Blk 181B · 2 ROOM | S$1,900 | — |
| Jan 2021 | Blk 181B · 2 ROOM | S$800 | — |
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$443,636 | S$489,810 | S$530,473 | S$539,751 |
| 10 years | 76 years | S$414,651 | S$505,457 | S$592,866 | S$613,785 |
| 20 years | 66 years | S$375,402 | S$557,828 | S$767,441 | S$822,553 |
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.