196b Boon Lay Drive 642196, Boon Lay Place, West Region, Singapore
$712,000























- 89 years remaining - Pure selling, no extension required! - Main windows facing: NW - Main door facing: SE - Corner unit - No EIP, open to all races Shopping Centres (within 2KM): 1. BOON LAY SHOPPING CENTRE (429M AWAY) 2. JURONG POINT (907M AWAY) 3. TAMAN JURONG SHOPPING CENTRE (1,133M AWAY) 4. PIONEER MALL (1,885M AWAY) 5. GEK POH SHOPPING CENTRE (1,986M AWAY) Nearest MRT Stations: 1. LAKESIDE (754M AWAY) 2. BOON LAY (1,015M AWAY) Primary Schools (within 2KM): 1. BOON LAY GARDEN PRIMARY SCHOOL (122M AWAY) 2. RULANG PRIMARY SCHOOL (637M AWAY) 3. LAKESIDE PRIMARY SCHOOL (659M AWAY) 4. SHUQUN PRIMARY SCHOOL (968M AWAY) 5. CORPORATION PRIMARY SCHOOL (1,176M AWAY) 6. WESTWOOD PRIMARY SCHOOL (1,608M AWAY) 7. WEST GROVE PRIMARY SCHOOL (1,687M AWAY) 8. JURONG WEST PRIMARY SCHOOL (1,770M AWAY) 9. FRONTIER PRIMARY SCHOOL (1,771M AWAY) Secondary Schools (within 2KM): 1. RIVER VALLEY HIGH SCHOOL (SECONDARY) (605M AWAY) 2. YUAN CHING SECONDARY SCHOOL (739M AWAY) 3. YUHUA SECONDARY SCHOOL (1,053M AWAY) 4. HUA YI SECONDARY SCHOOL (1,349M AWAY) 5. BOON LAY SECONDARY SCHOOL (1,381M AWAY) 6. FUHUA SECONDARY SCHOOL (1,438M AWAY) 7. JURONG WEST SECONDARY SCHOOL (1,593M AWAY) 8. JURONG SECONDARY SCHOOL (1,773M AWAY) 9. WESTWOOD SECONDARY SCHOOL (1,847M AWAY) 10. JURONGVILLE SECONDARY SCHOOL (1,878M AWAY) Junior Colleges (within 1KM): 1. RIVER VALLEY HIGH SCHOOL (JUNIOR COLLEGE) (605M AWAY)
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 236 HDB resale transactions (data.gov.sg)
Fair Value
S$689,795
S$567 psf
Asking Price
S$712,000
S$586 psf
vs Market
+3.2%
vs Last Done
+29.9%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
236 comps
Nearest MRT
Lakeside
755m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
236 comparable transactions
S$530
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$567
Recent Comparable Transactions
10 shown · 236 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 332 JURONG EAST AVE 1 Floor 04 TO 06 | 1,442sqft | S$650,000 | ▼S$451 -20.5% vs FV | 99yr from 1985 |
May 2026 | Blk 332 JURONG EAST AVE 1 Floor 04 TO 06 | 1,442sqft | S$650,000 | ▼S$451 -20.5% vs FV | 99yr from 1985 |
May 2026 | Blk 106 JURONG EAST ST 13 Floor 04 TO 06 | 1,292sqft | S$645,000 | ▼S$499 -12.0% vs FV | 99yr from 1982 |
May 2026 | Blk 288D JURONG EAST ST 21 Floor 04 TO 06 | 1,324sqft | S$855,000 | ▲S$646 +13.9% vs FV | 99yr from 2000 |
May 2026 | Blk 204 JURONG EAST ST 21 Floor 04 TO 06 | 1,324sqft | S$710,000 | ▼S$536 -5.5% vs FV | 99yr from 1983 |
May 2026 | Blk 234 JURONG EAST ST 21 Floor 07 TO 09 | 1,356sqft | S$623,000 | ▼S$459 -19.0% vs FV | 99yr from 1982 |
May 2026 | Blk 226 JURONG EAST ST 21 Floor 04 TO 06 | 1,292sqft | S$632,000 | ▼S$489 -13.8% vs FV | 99yr from 1982 |
May 2026 | Blk 305 JURONG EAST ST 32 Floor 04 TO 06 | 1,302sqft | S$580,000 | ▼S$445 -21.5% vs FV | 99yr from 1983 |
May 2026 | Blk 404 PANDAN GDNS Floor 04 TO 06 | 1,119sqft | S$520,000 | ▼S$465 -18.0% vs FV | 99yr from 1979 |
May 2026 | Blk 63 TEBAN GDNS RD Floor 13 TO 15 | 1,227sqft | S$723,000 | ▲S$589 +3.9% vs FV | 99yr from 2003 |
May 2026 | Blk 265 TOH GUAN RD Floor 19 TO 21 | 1,302sqft | S$790,000 | ▲S$607 +7.1% vs FV | 99yr from 1998 |
Blk 332 JURONG EAST AVE 1
May 2026 · Floor 04 TO 06
-20.5% vs FV
Blk 332 JURONG EAST AVE 1
May 2026 · Floor 04 TO 06
-20.5% vs FV
Blk 106 JURONG EAST ST 13
May 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 288D JURONG EAST ST 21
May 2026 · Floor 04 TO 06
+13.9% vs FV
Blk 204 JURONG EAST ST 21
May 2026 · Floor 04 TO 06
-5.5% vs FV
Blk 234 JURONG EAST ST 21
May 2026 · Floor 07 TO 09
-19.0% vs FV
Blk 226 JURONG EAST ST 21
May 2026 · Floor 04 TO 06
-13.8% vs FV
Blk 305 JURONG EAST ST 32
May 2026 · Floor 04 TO 06
-21.5% vs FV
Blk 404 PANDAN GDNS
May 2026 · Floor 04 TO 06
-18.0% vs FV
Blk 63 TEBAN GDNS RD
May 2026 · Floor 13 TO 15
+3.9% vs FV
Blk 265 TOH GUAN RD
May 2026 · Floor 19 TO 21
+7.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Jurong East, with a remaining lease of 88 years, stands at an estimated value of $689,795, translating to a price per square foot (PSF) of $567. This valuation is underpinned by robust market dynamics, reflected in a market price that shows a modest 3.2% difference from the baseline. Such a differential indicates a healthy demand for HDB properties in this locale, suggesting that prospective buyers are willing to pay a premium for the unique advantages offered by this strategic location.
Our analysis, grounded in a comprehensive review of 236 recent HDB resale transactions in the vicinity, reveals a high level of confidence in this model. The sustained interest in Jurong East, characterized by its proximity to key amenities and transport links, further supports the premium valuation of this unit. As the area continues to evolve, driven by ongoing developments and urban planning initiatives, the long remaining lease of 88 years positions this property as a compelling investment opportunity, promising stability and potential appreciation in value over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.