203 Boon Lay Drive 640203, Boon Lay Place, West Region, Singapore
$560,000
EXCLUSIVE LISTING: Property Outlook: HDB Type: 5 Standard Model Size: 1,313 Sqft / 122 Sqm Layout: 4Bedrooms with 2 Bathrooms Main door facing: North Extension: Discussable Property Details: - Ground Floor(For Ground floor lovers) - Corner Unit - Squarish Living Room and Bedrooms -Very functional layout - Well-renovated unit - Bright and Breezy -Point Block -Quiet and tranquil neighbourhood - All races of buyer eligible Amenities: Transportation: -Close proximity to Lakeside MRT(EW26) - 588m -Close proximity to Boon Lay MRT(EW27) - 1.23km -Bus stops with buses such as : 240,240M,246,99 Childcare: -My First Skool (0.2km) -Pcf Sparkletots Preschool (0.35km) Primary Schools within 1KM Radius: -Boon Lay Garden Primary School(343m) -Rulang Primary School(486m) -Lakeside Primary School(713m) -Shuqun Primary School(723m) -River Valley High School(738m) Secondary Schools within 1KM Radius: -Yuan Ching Secondary School(629m) -Yuhua Secondary School(852m) Tertiary: -Nanyang Technological University Groceries & Supermarts: -Fairprice (442m) -Loch Grocer(686m) Malls and Hawker Centres: -Boon Lay Shopping Centre(434m) -Blk 221A/B(340m) Blk 505 Jurong West St 52 (688m) -Taman Jurong Market & Food Centre(1.24km) View to appreciate! Contact Bran now at 9188XXXX for an exclusive viewing!
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
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$491,293
S$404 psf
Asking Price
S$560,000
S$461 psf
vs Market
+14.0%
vs Last Done
-18.6%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
1 comps
Nearest MRT
Lakeside
584m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$566
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$404
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 203 JURONG EAST ST 21 Floor 01 TO 03 | 1,302sqft | S$737,000 | ▲S$566 +40.1% vs FV | 99yr from 1984 |
May 2025 | Blk 203 JURONG EAST ST 21 Floor 01 TO 03 | 1,302sqft | S$737,000 | ▲S$566 +40.1% vs FV | 99yr from 1984 |
Blk 203 JURONG EAST ST 21
May 2025 · Floor 01 TO 03
+40.1% vs FV
Blk 203 JURONG EAST ST 21
May 2025 · Floor 01 TO 03
+40.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Jurong East, with a remaining lease of 49 years, is currently estimated at $491,293, translating to approximately $404 PSF. This valuation indicates a significant market signal, positioning the property above the market baseline by 14%. Such a premium valuation suggests that this unit may possess unique attributes or advantages that appeal to potential buyers, despite the relatively shorter lease period compared to the typical expectations for HDB properties.
However, it is crucial to note that the model confidence for this valuation is categorized as low, primarily due to the reliance on only one recent HDB resale transaction in the vicinity. This limited data can introduce volatility in the valuation process, making it imperative for prospective buyers and investors to consider the broader market dynamics and perform thorough due diligence. As the property market in Singapore evolves, particularly in regions like Jurong East which are undergoing significant urban developments, the interplay of remaining lease terms and market demand will be pivotal in determining future value trajectories.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.