Blk 197B Boon Lay Dr
Project page · 99-year lease from 2015
Based on 12 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 180A | 13 TO 15 | 68 sqm | S$528,000 | S$7,765 psm | ×1.000 | S$7,765 psm |
| Aug 2026 | Blk 197B | 13 TO 15 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,647 psm |
| Jun 2026 | Blk 180A | 04 TO 06 | 68 sqm | S$492,500 | S$7,243 psm | ×1.000 | S$7,243 psm |
| Jun 2026 | Blk 197B | 13 TO 15 | 68 sqm | S$530,000 | S$7,794 psm | ×1.000 | S$7,794 psm |
| 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 |
| May 2026 | Blk 180A | 04 TO 06 | 68 sqm | S$470,000 | S$6,912 psm | ×1.000 | S$6,912 psm |
| Apr 2026 | Blk 181A | 04 TO 06 | 68 sqm | S$475,000 | S$6,985 psm | ×1.000 | S$6,985 psm |
| Mar 2026 | Blk 180A | 13 TO 15 | 68 sqm | S$508,888 | S$7,484 psm | ×0.997 | S$7,462 psm |
| Mar 2026 | Blk 181B | 04 TO 06 | 68 sqm | S$485,000 | S$7,132 psm | ×0.997 | S$7,111 psm |
| Feb 2026 | Blk 180B | 13 TO 15 | 68 sqm | S$508,888 | S$7,484 psm | ×0.997 | S$7,462 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.
6.39% gross yield
S$31,200 of rent a year against the estimate above · 0.35 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$488,035?
Buying: Stamp duty on S$488,035 · Cash and CPF needed on S$488,035 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$488,035.
Each opens with this figure filled in; change anything there.
Primary schools near 197b 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 · 21 m · no 2025 Phase 2C ballot
- Rulang Primary School · 598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 718 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Corporation Primary School · 1,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Westwood Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,537 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,630 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,636 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 197B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jun 2026 | Blk 197B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Oct 2025 | Blk 197B · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Aug 2025 | Blk 197B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jun 2025 | Blk 197B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$622,888 | S$6,698 psm |
| Apr 2025 | Blk 197B · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$493,000 | S$7,250 psm |
| Aug 2024 | Blk 197B · 3 ROOM · 07 TO 09 · Model A · 90 years left | 68 sqm | S$456,000 | S$6,706 psm |
| Jun 2024 | Blk 197B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Mar 2024 | Blk 197B · 3 ROOM · 01 TO 03 · Model A · 90 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Feb 2024 | Blk 197B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2024 | Blk 197B · 3 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 68 sqm | S$390,000 | S$5,735 psm |
| Dec 2023 | Blk 197B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Mar 2023 | Blk 197B · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Oct 2022 | Blk 197B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Sept 2022 | Blk 197B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$411,000 | S$6,044 psm |
| Jan 2022 | Blk 197B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Dec 2021 | Blk 197B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$502,000 | S$5,398 psm |
| Nov 2021 | Blk 197B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Oct 2021 | Blk 197B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$530,000 | S$5,699 psm |
Showing 19 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 197B · 4 ROOM | S$3,700 | — |
| Mar 2026 | Blk 197B · 3 ROOM | S$2,200 | — |
| Aug 2025 | Blk 197B · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 197B · 3 ROOM | S$2,950 | — |
| Jul 2024 | Blk 197B · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 197B · 4 ROOM | S$2,500 | — |
| Dec 2023 | Blk 197B · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 197B · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 197B · 3 ROOM | S$2,900 | — |
| Jul 2022 | Blk 197B · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 197B · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 197B · 3 ROOM | S$2,400 | — |
| May 2021 | Blk 197B · 4 ROOM | S$2,000 | — |
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$458,226 | S$505,919 | S$547,919 | S$557,502 |
| 10 years | 77 years | S$428,288 | S$522,081 | S$612,364 | S$633,971 |
| 20 years | 67 years | S$387,748 | S$576,174 | S$792,680 | S$849,605 |
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.