Blk 197C Boon Lay Dr
Project page · 99-year lease from 2015
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
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 197A | 07 TO 09 | 93 sqm | S$675,000 | S$7,258 psm | ×1.000 | S$7,258 psm |
| Jul 2026 | Blk 196B | 07 TO 09 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| Jul 2026 | Blk 181A | 07 TO 09 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Jun 2026 | Blk 180C | 01 TO 03 | 93 sqm | S$585,000 | S$6,290 psm | ×1.000 | S$6,290 psm |
| May 2026 | Blk 181A | 10 TO 12 | 93 sqm | S$615,000 | S$6,613 psm | ×1.000 | S$6,613 psm |
| May 2026 | Blk 181A | 07 TO 09 | 93 sqm | S$618,000 | S$6,645 psm | ×1.000 | S$6,645 psm |
| Apr 2026 | Blk 197A | 04 TO 06 | 93 sqm | S$620,888 | S$6,676 psm | ×1.000 | S$6,676 psm |
| Mar 2026 | Blk 181A | 13 TO 15 | 93 sqm | S$630,000 | S$6,774 psm | ×0.997 | S$6,754 psm |
| Mar 2026 | Blk 180C | 04 TO 06 | 93 sqm | S$598,000 | S$6,430 psm | ×0.997 | S$6,411 psm |
| Mar 2026 | Blk 180C | 04 TO 06 | 93 sqm | S$608,000 | S$6,538 psm | ×0.997 | S$6,518 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 |
| Jan 2026 | Blk 181A | 10 TO 12 | 93 sqm | S$615,000 | S$6,613 psm | ×0.997 | S$6,593 psm |
| Dec 2025 | Blk 197C | 10 TO 12 | 93 sqm | S$678,000 | S$7,290 psm | ×0.996 | S$7,262 psm |
| Dec 2025 | Blk 180C | 04 TO 06 | 93 sqm | S$580,000 | S$6,237 psm | ×0.996 | S$6,212 psm |
| Dec 2025 | Blk 196B | 13 TO 15 | 93 sqm | S$695,000 | S$7,473 psm | ×0.996 | S$7,444 psm |
| Nov 2025 | Blk 180C | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×0.996 | S$6,748 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.
6.60% gross yield
S$40,800 of rent a year against the estimate above · 1.03 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$618,000?
Buying: Stamp duty on S$618,000 · Cash and CPF needed on S$618,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$618,000.
Each opens with this figure filled in; change anything there.
Primary schools near 197c 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 · 23 m · no 2025 Phase 2C ballot
- Rulang Primary School · 607 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lakeside Primary School · 674 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Corporation Primary School · 1,044 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Westwood Primary School · 1,438 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 1,557 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,635 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong West Primary School · 1,637 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 197C · 5 ROOM · 04 TO 06 · Improved · 88 years left | 113 sqm | S$768,888 | S$6,804 psm |
| Dec 2025 | Blk 197C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Sept 2025 | Blk 197C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Sept 2025 | Blk 197C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2024 | Blk 197C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jul 2023 | Blk 197C · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$763,888 | S$6,760 psm |
| Jan 2023 | Blk 197C · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jun 2022 | Blk 197C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jan 2022 | Blk 197C · 5 ROOM · 01 TO 03 · Improved · 92 years left excluded: outlier | 113 sqm | S$595,000 | S$5,265 psm |
| Oct 2021 | Blk 197C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$523,000 | S$5,624 psm |
Showing 10 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 197C · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 197C · 5 ROOM | S$4,500 | — |
| Dec 2025 | Blk 197C · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 197C · 4 ROOM | S$3,650 | — |
| Dec 2024 | Blk 197C · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 197C · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 197C · 4 ROOM | S$2,900 | — |
| May 2022 | Blk 197C · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 197C · 4 ROOM | S$2,100 | — |
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$580,253 | S$640,646 | S$693,832 | S$705,967 |
| 10 years | 77 years | S$542,342 | S$661,112 | S$775,439 | S$802,799 |
| 20 years | 67 years | S$491,007 | S$729,611 | S$1,003,774 | S$1,075,857 |
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.