268c Boon Lay Drive 643268, Boon Lay Place, West Region, Singapore
$698,000
• Lease started in 2002, • Renovated 3 Beds 2 Baths with Big Squarish hall • High Floor, above #13 floor, • Main door North West Living room faces South East Very windy, Breezy and Bright Well Maintained • No Extension needed * Mature estate with good accessibility to Town and CBD area using the MRT * Boon Lay MRT & Future MRT (UC) * Plenty coffeeshops * Near Integrated hub and Shopping Malls * Sport Centre — Swimming Complex, Sports Hall, Stadium * Near Boon Lay Wet Market & Food Center • Walk to Coffeeshops & eateries • Easy access to PIE, CTE, ECP expressways * Nearby Schools & Institution Student Care Centres and Childcare Centres
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: L3007139C
Automated Valuation based on 226 HDB resale transactions (data.gov.sg)
Fair Value
S$425,702
S$360 psf
Asking Price
S$698,000
S$590 psf
vs Market
+64.0%
vs Last Done
+17.3%
Tenure
47 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
226 comps
Nearest MRT
Boon Lay
978m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
226 comparable transactions
S$525
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.671
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$360
Recent Comparable Transactions
10 shown · 226 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 109 JURONG EAST ST 13 Floor 10 TO 12 | 1,292sqft | S$650,000 | ▲S$503 +39.7% vs FV | 99yr from 1981 |
Mar 2026 | Blk 109 JURONG EAST ST 13 Floor 10 TO 12 | 1,292sqft | S$650,000 | ▲S$503 +39.7% vs FV | 99yr from 1981 |
Mar 2026 | Blk 116 JURONG EAST ST 13 Floor 16 TO 18 | 1,292sqft | S$620,000 | ▲S$480 +33.3% vs FV | 99yr from 1981 |
Mar 2026 | Blk 288B JURONG EAST ST 21 Floor 01 TO 03 | 1,324sqft | S$715,000 | ▲S$540 +50.0% vs FV | 99yr from 2000 |
Mar 2026 | Blk 404 PANDAN GDNS Floor 04 TO 06 | 1,119sqft | S$460,000 | ▲S$411 +14.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 52 TEBAN GDNS RD Floor 07 TO 09 | 1,302sqft | S$590,000 | ▲S$453 +25.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 281 TOH GUAN RD Floor 10 TO 12 | 1,292sqft | S$820,000 | ▲S$635 +76.4% vs FV | 99yr from 1998 |
Feb 2026 | Blk 220 JURONG EAST ST 21 Floor 19 TO 21 | 1,270sqft | S$695,000 | ▲S$547 +51.9% vs FV | 99yr from 1985 |
Feb 2026 | Blk 220 JURONG EAST ST 21 Floor 10 TO 12 | 1,270sqft | S$650,000 | ▲S$512 +42.2% vs FV | 99yr from 1985 |
Feb 2026 | Blk 246 JURONG EAST ST 24 Floor 10 TO 12 | 1,346sqft | S$633,000 | ▲S$470 +30.6% vs FV | 99yr from 1983 |
Feb 2026 | Blk 258 JURONG EAST ST 24 Floor 04 TO 06 | 1,302sqft | S$648,000 | ▲S$498 +38.3% vs FV | 99yr from 1983 |
Blk 109 JURONG EAST ST 13
Mar 2026 · Floor 10 TO 12
+39.7% vs FV
Blk 109 JURONG EAST ST 13
Mar 2026 · Floor 10 TO 12
+39.7% vs FV
Blk 116 JURONG EAST ST 13
Mar 2026 · Floor 16 TO 18
+33.3% vs FV
Blk 288B JURONG EAST ST 21
Mar 2026 · Floor 01 TO 03
+50.0% vs FV
Blk 404 PANDAN GDNS
Mar 2026 · Floor 04 TO 06
+14.2% vs FV
Blk 52 TEBAN GDNS RD
Mar 2026 · Floor 07 TO 09
+25.8% vs FV
Blk 281 TOH GUAN RD
Mar 2026 · Floor 10 TO 12
+76.4% vs FV
Blk 220 JURONG EAST ST 21
Feb 2026 · Floor 19 TO 21
+51.9% vs FV
Blk 220 JURONG EAST ST 21
Feb 2026 · Floor 10 TO 12
+42.2% vs FV
Blk 246 JURONG EAST ST 24
Feb 2026 · Floor 10 TO 12
+30.6% vs FV
Blk 258 JURONG EAST ST 24
Feb 2026 · Floor 04 TO 06
+38.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Jurong East, with a remaining lease of 47 years, stands at an estimated value of $425,702, translating to $360 PSF. This valuation is notably above the market baseline, showcasing a 64% difference which indicates a strong upward pressure on prices in the region. Such a significant premium suggests that buyers are willing to invest above the conventional market rate, likely due to the desirable location and projected future developments in the vicinity.
The high model confidence, backed by analysis of 226 recent HDB resale transactions in the area, reinforces the credibility of this valuation. Jurong East is increasingly becoming a focal point for urban development, with ongoing infrastructural projects that are anticipated to enhance the overall value of properties in the region. The combination of a diminishing lease period and robust demand underscores the dynamics at play, making this property a compelling investment for discerning buyers seeking long-term capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.