185 Boon Lay Avenue 640185, Boon Lay Place, West Region, Singapore
$600 /month
The listing is for a female sharing Common Room available for rent in 185 Boon Lay Avenue, a stunning HDB Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Rent in Jurong West. Located in Jurong West HDB Estate, this development is part of District 22. Completed in 1975, Boon Lay Vista is a 99 year leasehold HDB Development with a total of 436 units. It has a total of 22 floors and is one of 22 HDB Blocks on Boon Lay Avenue. If you are looking for a property in the Jurong West, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Jurong West (419 m) - 6 mins walk • 2 MRTs within 1 km ⭑ Nearby Bus stops • Blk 176 (88 m) - 2 mins walk • Blk 185 (118 m) - 2 mins walk • Opposite Boon Lay Swimming Complex (224 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • FairPrice Boon Lay Shopping Complex (133 m) - 2 mins walk • Jaya Ambiga Trading Pte Ltd (151 m) - 3 mins walk • FairPrice - Boon Lay (183 m) - 3 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • PCF Sparkletots @ Boon Lay Blk 207 (318 m) - 5 mins walk • River Valley High School (Secondary) (351 m) - 5 mins walk • River Valley High School (Junior College) (351 m) - 5 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • louie‘s house (242 m) - 4 mins walk • Boon Lay View Roof Top Garden (358 m) - 5 mins walk • Jalan Bahar Park (827 m) - 5 mins drive • 1 more park within 1 km Please call Eben Sunil from 99.co @ +659646XXXX to arrange for a 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…
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Estimated sale value based on 22 HDB resale transactions (data.gov.sg)
Fair Value
S$73,486
S$490 psf
Asking Price
S$600
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
22 comps
Nearest MRT
Boon Lay
1010m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
22 comparable transactions
S$714
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$490
Recent Comparable Transactions
10 shown · 22 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 23 TEBAN GDNS RD Floor 10 TO 12 | 506sqft | S$355,000 | ▲S$702 +43.3% vs FV | 99yr from 2013 |
Apr 2026 | Blk 23 TEBAN GDNS RD Floor 10 TO 12 | 506sqft | S$355,000 | ▲S$702 +43.3% vs FV | 99yr from 2013 |
Mar 2026 | Blk 371 JURONG EAST ST 32 Floor 01 TO 03 | 463sqft | S$340,000 | ▲S$735 +50.0% vs FV | 99yr from 2014 |
Mar 2026 | Blk 372 JURONG EAST ST 32 Floor 13 TO 15 | 474sqft | S$360,000 | ▲S$760 +55.1% vs FV | 99yr from 2014 |
Feb 2026 | Blk 23 TEBAN GDNS RD Floor 04 TO 06 | 506sqft | S$350,000 | ▲S$692 +41.2% vs FV | 99yr from 2013 |
Jan 2026 | Blk 372 JURONG EAST ST 32 Floor 07 TO 09 | 474sqft | S$320,000 | ▲S$676 +38.0% vs FV | 99yr from 2014 |
Dec 2025 | Blk 23 TEBAN GDNS RD Floor 13 TO 15 | 506sqft | S$368,888 | ▲S$729 +48.8% vs FV | 99yr from 2013 |
Nov 2025 | Blk 371 JURONG EAST ST 32 Floor 10 TO 12 | 474sqft | S$355,000 | ▲S$750 +53.1% vs FV | 99yr from 2014 |
Oct 2025 | Blk 372 JURONG EAST ST 32 Floor 04 TO 06 | 474sqft | S$349,000 | ▲S$737 +50.4% vs FV | 99yr from 2014 |
Sep 2025 | Blk 371 JURONG EAST ST 32 Floor 04 TO 06 | 474sqft | S$344,000 | ▲S$726 +48.2% vs FV | 99yr from 2014 |
Sep 2025 | Blk 372 JURONG EAST ST 32 Floor 07 TO 09 | 474sqft | S$350,000 | ▲S$739 +50.8% vs FV | 99yr from 2014 |
Blk 23 TEBAN GDNS RD
Apr 2026 · Floor 10 TO 12
+43.3% vs FV
Blk 23 TEBAN GDNS RD
Apr 2026 · Floor 10 TO 12
+43.3% vs FV
Blk 371 JURONG EAST ST 32
Mar 2026 · Floor 01 TO 03
+50.0% vs FV
Blk 372 JURONG EAST ST 32
Mar 2026 · Floor 13 TO 15
+55.1% vs FV
Blk 23 TEBAN GDNS RD
Feb 2026 · Floor 04 TO 06
+41.2% vs FV
Blk 372 JURONG EAST ST 32
Jan 2026 · Floor 07 TO 09
+38.0% vs FV
Blk 23 TEBAN GDNS RD
Dec 2025 · Floor 13 TO 15
+48.8% vs FV
Blk 371 JURONG EAST ST 32
Nov 2025 · Floor 10 TO 12
+53.1% vs FV
Blk 372 JURONG EAST ST 32
Oct 2025 · Floor 04 TO 06
+50.4% vs FV
Blk 371 JURONG EAST ST 32
Sep 2025 · Floor 04 TO 06
+48.2% vs FV
Blk 372 JURONG EAST ST 32
Sep 2025 · Floor 07 TO 09
+50.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Jurong East, with a remaining lease of 48 years, stands at an estimated value of $73,486, equating to a price per square foot (PSF) of $490. This valuation reflects a stable market position, evidenced by a market price that shows a 0% difference from the baseline. The strong model confidence rating of High indicates robust analytical support, derived from a comprehensive examination of 22 recent HDB resale transactions within the vicinity.
In the context of Singapore's dynamic real estate landscape, the remaining lease period of 48 years plays a critical role in shaping buyer sentiment and market demand. As leases shorten, potential buyers often recalibrate their expectations regarding value, which creates a nuanced interplay between older and newer properties. Given the current market dynamics in Jurong East, which is characterized by steady demand and limited supply, this valuation aligns well with broader trends observed in the HDB resale market. Investors and homeowners alike should consider these factors when navigating their options in this competitive environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.