185 Boon Lay Avenue 640185, Boon Lay Place, West Region, Singapore
$315,000
Your Jurong/Bukit Batok Property Trusted Advisor At Your Service ~ ERA Sandy Hong 9787XXXX Sole Marketing Agent for this unit! 3i Blk185 Boon Lay Avenue - Above 20th floor - Price: $315,0000 negotiable! - Bedroom Count: 2 Bedrooms - Size: 59 sqm / 635 sq.ft. - Condition: Simple - Remaining Lease: 48 Years - Unique Feature: Very High floor with unblocked views - **Nearby Schools:** - Little Shepherds' Schoolhouse@Church Of St Francis Of Assisi (0.17KM) - St. Francis Of Assisi Kindergarten (Boon Lay) (0.17KM) - PCF Sparkletots Preschool @ Boon Lay Blk 207 (0.28KM) - River Valley High School (Junior College & Secondary) (0.33KM) - Boon Lay Garden Primary School (0.44KM) - PCF Sparkletots Preschool @ Boon Lay Blk 262 (0.45KM) - Corporation Primary School (0.67KM) - PCF Sparkletots Preschool @ Jurong Spring Blk 528 (0.71KM) - Little Shepherds’ Schoolhouse@Church Of St Francis Of Assisi-Jw (0.81KM) - St. Francis Of Assisi Kindergarten (Jurong West) (0.81KM) - Rulang Primary School (0.87KM) - **MRT/LRT Accessibility:** - Jurong West (Under Construction) (0.43KM) - Corporation (Under Construction) (0.77KM) - Bahar Junction (Under Construction) (0.87KM) Buyers/Agents All Are Welcome! Owner Selling,Welcome To Call Sandy @ 9787XXXX For Non-obligation Discussion. Thank you!!!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 24 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$193,867
S$305 psf
Asking Price
S$315,000
S$496 psf
vs Market
+62.5%
vs Last Done
+5.3%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
24 comps
Nearest MRT
Boon Lay
1010m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
24 comparable transactions
S$445
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$305
Recent Comparable Transactions
10 shown · 24 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 35 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$390,000 | ▲S$471 +54.4% vs FV | 99yr from 1977 |
Apr 2026 | Blk 35 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$390,000 | ▲S$471 +54.4% vs FV | 99yr from 1977 |
Feb 2026 | Blk 35 TEBAN GDNS RD Floor 10 TO 12 | 797sqft | S$372,000 | ▲S$467 +53.1% vs FV | 99yr from 1977 |
Feb 2026 | Blk 34 TEBAN GDNS RD Floor 04 TO 06 | 797sqft | S$350,000 | ▲S$439 +43.9% vs FV | 99yr from 1977 |
Dec 2025 | Blk 34 TEBAN GDNS RD Floor 01 TO 03 | 829sqft | S$337,000 | ▲S$407 +33.4% vs FV | 99yr from 1977 |
Dec 2025 | Blk 35 TEBAN GDNS RD Floor 01 TO 03 | 829sqft | S$370,000 | ▲S$446 +46.2% vs FV | 99yr from 1977 |
Nov 2025 | Blk 34 TEBAN GDNS RD Floor 01 TO 03 | 797sqft | S$358,000 | ▲S$449 +47.2% vs FV | 99yr from 1977 |
Oct 2025 | Blk 40 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$355,000 | ▲S$428 +40.3% vs FV | 99yr from 1978 |
Aug 2025 | Blk 33 TEBAN GDNS RD Floor 04 TO 06 | 797sqft | S$358,000 | ▲S$449 +47.2% vs FV | 99yr from 1977 |
Aug 2025 | Blk 33 TEBAN GDNS RD Floor 10 TO 12 | 797sqft | S$382,000 | ▲S$480 +57.4% vs FV | 99yr from 1977 |
Jul 2025 | Blk 33 TEBAN GDNS RD Floor 10 TO 12 | 829sqft | S$375,000 | ▲S$452 +48.2% vs FV | 99yr from 1977 |
Blk 35 TEBAN GDNS RD
Apr 2026 · Floor 13 TO 15
+54.4% vs FV
Blk 35 TEBAN GDNS RD
Apr 2026 · Floor 13 TO 15
+54.4% vs FV
Blk 35 TEBAN GDNS RD
Feb 2026 · Floor 10 TO 12
+53.1% vs FV
Blk 34 TEBAN GDNS RD
Feb 2026 · Floor 04 TO 06
+43.9% vs FV
Blk 34 TEBAN GDNS RD
Dec 2025 · Floor 01 TO 03
+33.4% vs FV
Blk 35 TEBAN GDNS RD
Dec 2025 · Floor 01 TO 03
+46.2% vs FV
Blk 34 TEBAN GDNS RD
Nov 2025 · Floor 01 TO 03
+47.2% vs FV
Blk 40 TEBAN GDNS RD
Oct 2025 · Floor 13 TO 15
+40.3% vs FV
Blk 33 TEBAN GDNS RD
Aug 2025 · Floor 04 TO 06
+47.2% vs FV
Blk 33 TEBAN GDNS RD
Aug 2025 · Floor 10 TO 12
+57.4% vs FV
Blk 33 TEBAN GDNS RD
Jul 2025 · Floor 10 TO 12
+48.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Jurong East stands at an estimated value of $193,867, translating to a price per square foot (PSF) of $305. This valuation reflects a significant premium of 62.5% above the baseline market price, indicating a strong demand for HDB properties in this locality. With a remaining lease of 48 years, the property presents an attractive option for buyers looking to invest in a well-established neighborhood that continues to show potential for appreciation due to ongoing urban development and infrastructural enhancements in the Jurong area.
The analysis is underpinned by a high model confidence derived from 24 recent HDB resale transactions within the vicinity, which supports the robustness of the valuation. The above-market signal suggests a competitive landscape, likely driven by various factors including proximity to amenities, transport links, and the overall desirability of Jurong East as a residential hub. As the area evolves with future developments, the property is well-positioned to benefit from the aggregate growth trajectory of the HDB market in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.