218a Boon Lay Avenue 641218, Boon Lay Place, West Region, Singapore
$630,000
A well-sized home that captures natural light and airflow, this residence offers a serene outlook with no blocking of view. Daily essentials are within easy reach, complemented by nearby transit and a green pocket for gentle morning walks. - Property for Sale: 218A Boon Lay Avenue - Price: $630,000 - Size: 94 sqm - Bright interiors with unblocked outlook - Convenient access to 3 bus stops nearby - Mini garden close by for morning strolls Schools Within Reach: - Little Shepherds' Schoolhouse@Church Of St Francis Of Assisi (Bl) – 0.24 km - St. Francis Of Assisi Kindergarten (Boon Lay) – 0.24 km - Corporation Primary School – 0.37 km - PCF Sparkletots @ Boon Lay Blk 207 (Ds) – 0.5 km - River Valley High School (Junior College) – 0.65 km - River Valley High School (Secondary) – 0.65 km - PCF Sparkletots @ Boon Lay Blk 262 (Kn) – 0.66 km - Little Shepherds’ Schoolhouse@Church Of St Francis Of Assisi-JW – 0.67 km - St. Francis Of Assisi Kindergarten (Jurong West) – 0.67 km - PCF Sparkletots @ Jurong Spring Blk 528 (Ds) – 0.74 km - PCF Sparkletots @ Ayer Rajah Blk 276D (Kn) – 0.78 km - Boon Lay Garden Primary School – 0.83 km - Rulang Primary School – 0.95 km MRT/LRT (U/C): - Jurong West – 0.25 km - Corporation – 0.48 km - Bahar Junction – 0.92 km Arrange your exclusive viewing today. Contact ALVIN TAN at 8320XXXX to secure this inviting Boon Lay address.
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…


License: L3002382K
Automated Valuation based on 318 HDB resale transactions (data.gov.sg)
Fair Value
S$561,486
S$555 psf
Asking Price
S$630,000
S$623 psf
vs Market
+12.2%
vs Last Done
+0.3%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
318 comps
Nearest MRT
Lakeside
1308m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
318 comparable transactions
S$528
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$555
Recent Comparable Transactions
10 shown · 318 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 288E JURONG EAST ST 21 Floor 10 TO 12 | 1,076sqft | S$668,888 | ▲S$621 +11.9% vs FV | 99yr from 2000 |
Mar 2026 | Blk 288E JURONG EAST ST 21 Floor 10 TO 12 | 1,076sqft | S$668,888 | ▲S$621 +11.9% vs FV | 99yr from 2000 |
Mar 2026 | Blk 257 JURONG EAST ST 24 Floor 10 TO 12 | 1,076sqft | S$500,000 | ▼S$465 -16.2% vs FV | 99yr from 1983 |
Mar 2026 | Blk 307 JURONG EAST ST 32 Floor 07 TO 09 | 1,109sqft | S$548,888 | ▼S$495 -10.8% vs FV | 99yr from 1984 |
Mar 2026 | Blk 55 TEBAN GDNS RD Floor 25 TO 27 | 990sqft | S$700,000 | ▲S$707 +27.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 21 TEBAN GDNS RD Floor 37 TO 39 | 990sqft | S$690,000 | ▲S$697 +25.6% vs FV | 99yr from 2013 |
Mar 2026 | Blk 65 TEBAN GDNS RD Floor 07 TO 09 | 969sqft | S$530,000 | ▼S$547 -1.4% vs FV | 99yr from 2003 |
Mar 2026 | Blk 282 TOH GUAN RD Floor 10 TO 12 | 969sqft | S$580,000 | ▲S$599 +7.9% vs FV | 99yr from 1998 |
Feb 2026 | Blk 233 JURONG EAST ST 21 Floor 04 TO 06 | 1,012sqft | S$545,000 | ▼S$539 -2.9% vs FV | 99yr from 1982 |
Feb 2026 | Blk 225A JURONG EAST ST 21 Floor 07 TO 09 | 1,001sqft | S$550,000 | ▼S$549 -1.1% vs FV | 99yr from 1984 |
Feb 2026 | Blk 301 JURONG EAST ST 32 Floor 10 TO 12 | 1,012sqft | S$520,000 | ▼S$514 -7.4% vs FV | 99yr from 1983 |
Blk 288E JURONG EAST ST 21
Mar 2026 · Floor 10 TO 12
+11.9% vs FV
Blk 288E JURONG EAST ST 21
Mar 2026 · Floor 10 TO 12
+11.9% vs FV
Blk 257 JURONG EAST ST 24
Mar 2026 · Floor 10 TO 12
-16.2% vs FV
Blk 307 JURONG EAST ST 32
Mar 2026 · Floor 07 TO 09
-10.8% vs FV
Blk 55 TEBAN GDNS RD
Mar 2026 · Floor 25 TO 27
+27.4% vs FV
Blk 21 TEBAN GDNS RD
Mar 2026 · Floor 37 TO 39
+25.6% vs FV
Blk 65 TEBAN GDNS RD
Mar 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 282 TOH GUAN RD
Mar 2026 · Floor 10 TO 12
+7.9% vs FV
Blk 233 JURONG EAST ST 21
Feb 2026 · Floor 04 TO 06
-2.9% vs FV
Blk 225A JURONG EAST ST 21
Feb 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 301 JURONG EAST ST 32
Feb 2026 · Floor 10 TO 12
-7.4% vs FV
HELIOS AI Analysis
The recent valuation of a 4-room HDB property in Jurong East, estimated at $561,486 or $555 PSF, positions it notably above the prevailing market baseline by 12.2%. This premium valuation reflects the unique dynamics of the Jurong East precinct, which continues to be a focal point for growth, driven by ongoing infrastructural developments and an increasing demand for residential properties in the area. With a remaining lease of 90 years, the property benefits from a substantial tenure that appeals to buyers seeking long-term investment security.
Furthermore, the model confidence for this valuation is classified as high, supported by an extensive analysis of 318 recent HDB resale transactions in the vicinity. The strong market signal indicates that the property not only holds intrinsic value due to its lease duration and location but also reflects broader trends in the HDB market, where buyer sentiment is increasingly skewed towards properties with longevity and potential for appreciation. As such, this valuation serves as a compelling indicator of investor confidence and market resilience in the Jurong East region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.