Blk 218B Boon Lay Ave
Project page · 99-year lease from 2018
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 218B | 13 TO 15 | 114 sqm | S$819,888 | S$7,192 psm | ×1.000 | S$7,192 psm |
| Aug 2026 | Blk 218C | 13 TO 15 | 114 sqm | S$785,000 | S$6,886 psm | ×1.000 | S$6,886 psm |
| Jul 2026 | Blk 218A | 01 TO 03 | 114 sqm | S$688,000 | S$6,035 psm | ×1.000 | S$6,035 psm |
| Jul 2026 | Blk 216A | 04 TO 06 | 114 sqm | S$706,888 | S$6,201 psm | ×1.000 | S$6,201 psm |
| Apr 2026 | Blk 183D | 04 TO 06 | 112 sqm | S$650,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| Mar 2026 | Blk 218D | 10 TO 12 | 121 sqm | S$725,000 | S$5,992 psm | ×0.997 | S$5,974 psm |
| Mar 2026 | Blk 183D | 07 TO 09 | 112 sqm | S$675,000 | S$6,027 psm | ×0.997 | S$6,009 psm |
| Mar 2026 | Blk 218D | 04 TO 06 | 114 sqm | S$720,000 | S$6,316 psm | ×0.997 | S$6,297 psm |
| Dec 2025 | Blk 216A | 04 TO 06 | 114 sqm | S$700,000 | S$6,140 psm | ×0.996 | S$6,116 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.
6.88% gross yield
S$48,000 of rent a year against the estimate above · 1.11 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 11 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 183D | 5 ROOM | S$4,000 |
| Aug 2026 | 216A | 5 ROOM | S$5,400 |
| Jun 2026 | 218C | 5 ROOM | S$4,000 |
| Feb 2026 | 186 | 5 ROOM | S$5,600 |
| Feb 2026 | 183D | 5 ROOM | S$4,000 |
| Feb 2026 | 183C | 5 ROOM | S$3,700 |
| Feb 2026 | 183C | 5 ROOM | S$3,500 |
| Jan 2026 | 218B | 5 ROOM | S$3,400 |
median of 11 HDB rental approvals for 5 ROOM on Boon Lay Ave since 2025-10.
Buying or selling at S$697,249?
Buying: Stamp duty on S$697,249 · Cash and CPF needed on S$697,249 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$697,249.
Each opens with this figure filled in; change anything there.
Primary schools near 218b 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 · 296 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 746 m · no 2025 Phase 2C ballot
- Rulang Primary School · 875 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Shuqun Primary School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Westwood Primary School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,388 m · no 2025 Phase 2C ballot
- Lakeside Primary School · 1,487 m · no 2025 Phase 2C ballot
- Jurong West Primary School · 1,717 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Frontier Primary School · 1,854 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 218B · 5 ROOM · 13 TO 15 · Improved · 91 years left | 114 sqm | S$819,888 | S$7,192 psm |
| Jun 2026 | Blk 218B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$648,888 | S$6,903 psm |
| Jun 2026 | Blk 218B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Apr 2026 | Blk 218B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$680,000 | S$7,234 psm |
| Sept 2025 | Blk 218B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Sept 2025 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 114 sqm | S$805,000 | S$7,061 psm |
| Aug 2025 | Blk 218B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 94 sqm | S$680,000 | S$7,234 psm |
| Jun 2025 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 114 sqm | S$800,888 | S$7,025 psm |
| Jan 2025 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$790,888 | S$6,938 psm |
| Dec 2024 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$765,000 | S$6,711 psm |
| Sept 2024 | Blk 218B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 114 sqm | S$725,000 | S$6,360 psm |
| Jul 2024 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$780,000 | S$6,842 psm |
| Apr 2024 | Blk 218B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 94 sqm | S$535,000 | S$5,691 psm |
| Sept 2023 | Blk 218B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$600,000 | S$6,383 psm |
| Jun 2023 | Blk 218B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 114 sqm | S$700,000 | S$6,140 psm |
| Feb 2023 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 114 sqm | S$715,000 | S$6,272 psm |
| Feb 2023 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Jan 2023 | Blk 218B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Oct 2022 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 114 sqm | S$678,000 | S$5,947 psm |
| Sept 2022 | Blk 218B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$530,000 | S$5,638 psm |
| Aug 2022 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 114 sqm | S$690,000 | S$6,053 psm |
| Aug 2022 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 114 sqm | S$655,000 | S$5,746 psm |
| Aug 2022 | Blk 218B · 5 ROOM · 01 TO 03 · Improved · 95 years left | 114 sqm | S$610,000 | S$5,351 psm |
| Aug 2022 | Blk 218B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$535,000 | S$5,691 psm |
| Jul 2022 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 114 sqm | S$682,888 | S$5,990 psm |
| Jul 2022 | Blk 218B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$552,500 | S$5,878 psm |
| Jun 2022 | Blk 218B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 114 sqm | S$675,000 | S$5,921 psm |
| May 2022 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 114 sqm | S$645,000 | S$5,658 psm |
| May 2022 | Blk 218B · 5 ROOM · 01 TO 03 · Improved · 95 years left | 114 sqm | S$630,000 | S$5,526 psm |
| Apr 2022 | Blk 218B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 114 sqm | S$678,888 | S$5,955 psm |
| Apr 2022 | Blk 218B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$518,000 | S$5,511 psm |
| Mar 2022 | Blk 218B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$530,888 | S$5,648 psm |
| Feb 2022 | Blk 218B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$538,000 | S$5,723 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 218B · 5 ROOM | S$3,400 | — |
| Jun 2025 | Blk 218B · 5 ROOM | S$3,700 | — |
| May 2025 | Blk 218B · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 218B · 5 ROOM | S$3,700 | — |
| Jun 2024 | Blk 218B · 5 ROOM | S$3,700 | — |
| May 2024 | Blk 218B · 5 ROOM | S$2,500 | — |
| Aug 2023 | Blk 218B · 5 ROOM | S$4,300 | — |
| May 2023 | Blk 218B · 4 ROOM | S$3,900 | — |
| Aug 2022 | Blk 218B · 5 ROOM | S$3,600 | — |
| Mar 2022 | Blk 218B · 5 ROOM | S$3,200 | — |
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$662,875 | S$731,868 | S$792,627 | S$806,489 |
| 10 years | 80 years | S$622,388 | S$758,687 | S$889,887 | S$921,286 |
| 20 years | 70 years | S$549,001 | S$815,786 | S$1,122,331 | S$1,202,928 |
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.