Blk 217B Boon Lay Ave
Project page · 99-year lease from 2018
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 217B | 04 TO 06 | 68 sqm | S$495,000 | S$7,279 psm | ×1.000 | S$7,279 psm |
| May 2026 | Blk 216B | 04 TO 06 | 68 sqm | S$486,000 | S$7,147 psm | ×1.000 | S$7,147 psm |
| Apr 2026 | Blk 217B | 13 TO 15 | 68 sqm | S$525,000 | S$7,721 psm | ×1.000 | S$7,721 psm |
| Jan 2026 | Blk 216B | 13 TO 15 | 68 sqm | S$528,888 | S$7,778 psm | ×0.997 | S$7,755 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.
6.12% gross yield
S$31,200 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 65 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 187 | 3 ROOM | S$2,900 |
| Sept 2026 | 186 | 3 ROOM | S$2,900 |
| Sept 2026 | 187 | 3 ROOM | S$2,800 |
| Sept 2026 | 185 | 3 ROOM | S$2,600 |
| Sept 2026 | 187 | 3 ROOM | S$2,500 |
| Sept 2026 | 187 | 3 ROOM | S$2,500 |
| Sept 2026 | 187 | 3 ROOM | S$1,000 |
| Aug 2026 | 185 | 3 ROOM | S$2,800 |
median of 65 HDB rental approvals for 3 ROOM on Boon Lay Ave since 2025-10.
Buying or selling at S$510,000?
Buying: Stamp duty on S$510,000 · Cash and CPF needed on S$510,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$510,000.
Each opens with this figure filled in; change anything there.
Primary schools near 217b 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 · 318 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 687 m · no 2025 Phase 2C ballot
- Rulang Primary School · 855 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Westwood Primary School · 1,103 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 1,121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,354 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,434 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,668 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 217B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$645,000 | S$6,862 psm |
| Aug 2026 | Blk 217B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Aug 2026 | Blk 217B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Apr 2026 | Blk 217B · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 94 sqm | S$565,000 | S$6,011 psm |
| Apr 2026 | Blk 217B · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Mar 2026 | Blk 217B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$635,000 | S$6,755 psm |
| Oct 2025 | Blk 217B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Oct 2025 | Blk 217B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Apr 2025 | Blk 217B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Apr 2025 | Blk 217B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$523,000 | S$7,691 psm |
| Dec 2024 | Blk 217B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Nov 2024 | Blk 217B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Nov 2024 | Blk 217B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jun 2024 | Blk 217B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 94 sqm | S$603,000 | S$6,415 psm |
| Apr 2024 | Blk 217B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Mar 2024 | Blk 217B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Mar 2024 | Blk 217B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Oct 2023 | Blk 217B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Sept 2023 | Blk 217B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Apr 2023 | Blk 217B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Jan 2023 | Blk 217B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Jan 2023 | Blk 217B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Aug 2022 | Blk 217B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Aug 2022 | Blk 217B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jul 2022 | Blk 217B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$552,000 | S$5,872 psm |
| Jul 2022 | Blk 217B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jul 2022 | Blk 217B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| May 2022 | Blk 217B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$540,000 | S$5,745 psm |
| May 2022 | Blk 217B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$528,000 | S$5,617 psm |
| May 2022 | Blk 217B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$421,000 | S$6,191 psm |
| May 2022 | Blk 217B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Apr 2022 | Blk 217B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 217B · 3 ROOM | S$3,300 | — |
| Aug 2025 | Blk 217B · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 217B · 3 ROOM | S$2,750 | — |
| Feb 2025 | Blk 217B · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 217B · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 217B · 3 ROOM | S$3,300 | — |
| Feb 2024 | Blk 217B · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 217B · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 217B · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 217B · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 217B · 4 ROOM | S$2,700 | — |
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$484,858 | S$535,322 | S$579,764 | S$589,903 |
| 10 years | 80 years | S$455,243 | S$554,938 | S$650,904 | S$673,871 |
| 20 years | 70 years | S$401,564 | S$596,703 | S$820,924 | S$879,877 |
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.