181a Boon Lay Drive 641181, Boon Lay Place, West Region, Singapore
$630,000
Looking for a young flat near MRT in Jurong West — but don’t want train noise? This 4-room flat at 181A Boon Lay Drive offers the best of both worlds: - right next to new MRT station! - close to Boon Lay MRT and interchange - NOT facing MRT track (quiet & private) - Inner-facing with garden view - Corner unit for better privacy - mid-floor - Approx 87 years lease remaining Most flats in this area are 30–40 years old. This block was completed in 2012 – rare young option in a mature estate. Location Convenience - Close to Jurong Point (one of Singapore’s largest suburban malls) - Wet market & hawker centre nearby - Good connectivity. directly next to MRT - Easy commute to Jurong East / CBD Ideal For: PR couples not eligible for BTO – Skip the long waiting time – Own a young flat immediately Families who want to stay near MRT in Jurong West – Close to primary schools and River Valley High School – Quiet environment away from track noise Renovation Potential Unit requires full renovation — perfect blank canvas to design your dream home. Originally a 3-bedroom layout. 1 bedroom can be reinstated easily. Create the home you truly want. Young lease. MRT convenience. Quiet facing. These combinations are rare. DM for floor plan & viewing slots.
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 45 HDB resale transactions (data.gov.sg)
Fair Value
S$668,108
S$667 psf
Asking Price
S$630,000
S$629 psf
vs Market
-5.7%
vs Last Done
-5.6%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
45 comps
Nearest MRT
Boon Lay
1129m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
45 comparable transactions
S$636
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$667
Recent Comparable Transactions
10 shown · 45 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 20 TEBAN GDNS RD Floor 25 TO 27 | 990sqft | S$660,000 | ▼S$666 -0.1% vs FV | 99yr from 2013 |
May 2026 | Blk 20 TEBAN GDNS RD Floor 25 TO 27 | 990sqft | S$660,000 | ▼S$666 -0.1% vs FV | 99yr from 2013 |
May 2026 | Blk 21 TEBAN GDNS RD Floor 13 TO 15 | 936sqft | S$595,000 | ▼S$635 -4.8% vs FV | 99yr from 2013 |
May 2026 | Blk 22 TEBAN GDNS RD Floor 04 TO 06 | 936sqft | S$558,888 | ▼S$597 -10.5% vs FV | 99yr from 2013 |
May 2026 | Blk 21 TEBAN GDNS RD Floor 34 TO 36 | 936sqft | S$630,000 | ▲S$673 +0.9% vs FV | 99yr from 2013 |
Mar 2026 | Blk 55 TEBAN GDNS RD Floor 25 TO 27 | 990sqft | S$700,000 | ▲S$707 +6.0% vs FV | 99yr from 2016 |
Mar 2026 | Blk 21 TEBAN GDNS RD Floor 37 TO 39 | 990sqft | S$690,000 | ▲S$697 +4.5% vs FV | 99yr from 2013 |
Feb 2026 | Blk 20 TEBAN GDNS RD Floor 13 TO 15 | 990sqft | S$610,000 | ▼S$616 -7.6% vs FV | 99yr from 2013 |
Jan 2026 | Blk 57 TEBAN GDNS RD Floor 13 TO 15 | 990sqft | S$615,000 | ▼S$621 -6.9% vs FV | 99yr from 2016 |
Jan 2026 | Blk 21 TEBAN GDNS RD Floor 16 TO 18 | 936sqft | S$600,000 | ▼S$641 -3.9% vs FV | 99yr from 2013 |
Jan 2026 | Blk 56 TEBAN GDNS RD Floor 31 TO 33 | 990sqft | S$700,000 | ▲S$707 +6.0% vs FV | 99yr from 2016 |
Blk 20 TEBAN GDNS RD
May 2026 · Floor 25 TO 27
-0.1% vs FV
Blk 20 TEBAN GDNS RD
May 2026 · Floor 25 TO 27
-0.1% vs FV
Blk 21 TEBAN GDNS RD
May 2026 · Floor 13 TO 15
-4.8% vs FV
Blk 22 TEBAN GDNS RD
May 2026 · Floor 04 TO 06
-10.5% vs FV
Blk 21 TEBAN GDNS RD
May 2026 · Floor 34 TO 36
+0.9% vs FV
Blk 55 TEBAN GDNS RD
Mar 2026 · Floor 25 TO 27
+6.0% vs FV
Blk 21 TEBAN GDNS RD
Mar 2026 · Floor 37 TO 39
+4.5% vs FV
Blk 20 TEBAN GDNS RD
Feb 2026 · Floor 13 TO 15
-7.6% vs FV
Blk 57 TEBAN GDNS RD
Jan 2026 · Floor 13 TO 15
-6.9% vs FV
Blk 21 TEBAN GDNS RD
Jan 2026 · Floor 16 TO 18
-3.9% vs FV
Blk 56 TEBAN GDNS RD
Jan 2026 · Floor 31 TO 33
+6.0% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $668,108.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.