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HDB · 642238

Blk 238B Boon Lay Dr

Project page · 99-year lease

Indicative value range
S$396,454 – S$507,387
Indicative mid S$475,000 · S$6,985 psm

Based on 17 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

We do not have a lease start year for this property.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 17404 TO 0659 sqmS$315,000S$5,339 psm×1.000S$5,339 psm
Sept 2026Blk 180A13 TO 1568 sqmS$528,000S$7,765 psm×1.000S$7,765 psm
Aug 2026Blk 197B13 TO 1568 sqmS$520,000S$7,647 psm×1.000S$7,647 psm
Aug 2026Blk 17501 TO 0359 sqmS$310,000S$5,254 psm×1.000S$5,254 psm
Jun 2026Blk 180A04 TO 0668 sqmS$492,500S$7,243 psm×1.000S$7,243 psm
Jun 2026Blk 197B13 TO 1568 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
Jun 2026Blk 181B10 TO 1268 sqmS$463,888S$6,822 psm×1.000S$6,822 psm
Jun 2026Blk 181B10 TO 1268 sqmS$450,000S$6,618 psm×1.000S$6,618 psm
May 2026Blk 180A04 TO 0668 sqmS$470,000S$6,912 psm×1.000S$6,912 psm
May 2026Blk 17401 TO 0359 sqmS$315,000S$5,339 psm×1.000S$5,339 psm
Apr 2026Blk 181A04 TO 0668 sqmS$475,000S$6,985 psm×1.000S$6,985 psm
Mar 2026Blk 180A13 TO 1568 sqmS$508,888S$7,484 psm×0.997S$7,462 psm
Mar 2026Blk 181B04 TO 0668 sqmS$485,000S$7,132 psm×0.997S$7,111 psm
Feb 2026Blk 180B13 TO 1568 sqmS$508,888S$7,484 psm×0.997S$7,462 psm
Jan 2026Blk 17507 TO 0959 sqmS$345,000S$5,847 psm×0.997S$5,830 psm
Nov 2025Blk 17501 TO 0359 sqmS$315,000S$5,339 psm×0.996S$5,318 psm
Nov 2025Blk 181B07 TO 0968 sqmS$483,000S$7,103 psm×0.996S$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.

6.57% gross yield

S$31,200 of rent a year against the estimate above · 1.47 points below 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 these flats yield 8.04%, from 594 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

ApprovedBlockFlatRent a month
Sept 2026180C3 ROOMS$2,700
Aug 20261763 ROOMS$2,800
Aug 20261743 ROOMS$2,800
Aug 20261743 ROOMS$2,600
Aug 20261763 ROOMS$2,500
Jul 2026181B3 ROOMS$3,000
Jul 2026197A3 ROOMS$2,880
Jul 20261743 ROOMS$2,650

median of 31 HDB rental approvals for 3 ROOM on Boon Lay Dr since 2025-10.

Buying or selling at S$475,000?

Buying: Stamp duty on S$475,000 · Cash and CPF needed on S$475,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$475,000.

Each opens with this figure filled in; change anything there.

Primary schools near 238b 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

1 to 2 km

Indicative estimate from comparable caveats. Not a formal valuation.