Blk 196B Boon Lay Dr
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 196B | 07 TO 09 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| Mar 2026 | Blk 196B | 01 TO 03 | 93 sqm | S$593,888 | S$6,386 psm | ×0.997 | S$6,367 psm |
| Feb 2026 | Blk 196B | 04 TO 06 | 93 sqm | S$648,000 | S$6,968 psm | ×0.997 | S$6,947 psm |
| Dec 2025 | Blk 196B | 13 TO 15 | 93 sqm | S$695,000 | S$7,473 psm | ×0.996 | S$7,444 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.
6.20% gross yield
S$40,800 of rent a year against the estimate above · 0.63 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 36 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 | 180C | 4 ROOM | S$4,100 |
| Aug 2026 | 263 | 4 ROOM | S$3,100 |
| Jul 2026 | 197D | 4 ROOM | S$4,200 |
| Jul 2026 | 180C | 4 ROOM | S$4,100 |
| Jun 2026 | 262 | 4 ROOM | S$4,000 |
| Jun 2026 | 265 | 4 ROOM | S$3,800 |
| Jun 2026 | 197B | 4 ROOM | S$3,700 |
| Jun 2026 | 181A | 4 ROOM | S$3,400 |
median of 36 HDB rental approvals for 4 ROOM on Boon Lay Dr since 2025-10.
Buying or selling at S$658,044?
Buying: Stamp duty on S$658,044 · Cash and CPF needed on S$658,044 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$658,044.
Each opens with this figure filled in; change anything there.
Primary schools near 196b 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 · 76 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 579 m · no 2025 Phase 2C ballot
- Rulang Primary School · 596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 893 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Corporation Primary School · 1,139 m · no 2025 Phase 2C ballot
- Westwood Primary School · 1,523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,632 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,672 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 1,690 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 196B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2026 | Blk 196B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Mar 2026 | Blk 196B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$593,888 | S$6,386 psm |
| Feb 2026 | Blk 196B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Dec 2025 | Blk 196B · 5 ROOM · 01 TO 03 · Improved · 88 years left excluded: outlier | 113 sqm | S$700,000 | S$6,195 psm |
| Dec 2025 | Blk 196B · 5 ROOM · 04 TO 06 · Improved · 89 years left | 113 sqm | S$758,000 | S$6,708 psm |
| Dec 2025 | Blk 196B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Mar 2025 | Blk 196B · 5 ROOM · 07 TO 09 · Improved · 89 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Mar 2025 | Blk 196B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$681,000 | S$7,323 psm |
| Dec 2024 | Blk 196B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Dec 2024 | Blk 196B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$669,888 | S$7,203 psm |
| Nov 2024 | Blk 196B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Oct 2024 | Blk 196B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Mar 2024 | Blk 196B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2023 | Blk 196B · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Jul 2023 | Blk 196B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$577,000 | S$6,204 psm |
| Feb 2023 | Blk 196B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Dec 2022 | Blk 196B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Nov 2022 | Blk 196B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Jul 2022 | Blk 196B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$562,000 | S$6,043 psm |
| Mar 2022 | Blk 196B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$654,000 | S$5,788 psm |
| Feb 2022 | Blk 196B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Nov 2021 | Blk 196B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$535,000 | S$5,753 psm |
Showing 23 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 196B · 4 ROOM | S$3,700 | — |
| Mar 2025 | Blk 196B · 4 ROOM | S$3,400 | — |
| Jun 2024 | Blk 196B · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 196B · 4 ROOM | S$3,100 | — |
| Dec 2022 | Blk 196B · 4 ROOM | S$3,800 | — |
| Jun 2022 | Blk 196B · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 196B · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 196B · 4 ROOM | S$1,900 | — |
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$617,851 | S$682,158 | S$738,790 | S$751,710 |
| 10 years | 77 years | S$577,484 | S$703,950 | S$825,684 | S$854,818 |
| 20 years | 67 years | S$522,822 | S$776,887 | S$1,068,814 | S$1,145,568 |
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.