196b Boon Lay Drive 642196, Boon Lay Place, West Region, Singapore
$830,000
NEW EXCLUSIVE! Rare 11-Year-Old 5-Room Flat @ Boon Lay Fields! Looking for a modern, spacious, and move-in ready 11 y.o. 5I apartment? This is the one you have been waiting for. Unit Details; • Spacious 1216 sqft (113 sqm) • 3 Bedrooms + a proper Study room • Corner unit, Above Level 5. • Cool & Breezy: North/South facing • Balance 88 years. Built in 2015. Unbeatable Location: • Schools: Within 1km to Rulang Pri, Lakeside Pri, Boon Lay Garden Pri & Shuqun Pri. • Childcare: My First Skool, PCF Sparkletots & Rainbow Childcare all within 500m. • Transport: 700m to Lakeside MRT + Upcoming Jurong West MRT (JRL) at your doorstep! • Amenities: Short walk to Boon Lay Shopping Mall (FairPrice) & Jurong Point. Ethnic and SPR Quota (April) • ALL Races & Citizenship Eligible (Chinese/Malay/Indian/Others) This home checks all the boxes for space, location, and lifestyle. Don't miss out! For viewing arrangements, contact: Pearlyn Nam 蓝月含 @ 9769XXXX
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: L3008022J
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Automated Valuation based on 223 HDB resale transactions (data.gov.sg)
Fair Value
S$686,133
S$564 psf
Asking Price
S$830,000
S$683 psf
vs Market
+21.0%
vs Last Done
+35.8%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
223 comps
Nearest MRT
Lakeside
755m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
223 comparable transactions
S$527
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$564
Recent Comparable Transactions
10 shown · 223 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 -10.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 109 JURONG EAST ST 13 Floor 10 TO 12 | 1,292sqft | S$650,000 | ▼S$503 -10.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 116 JURONG EAST ST 13 Floor 16 TO 18 | 1,292sqft | S$620,000 | ▼S$480 -14.9% vs FV | 99yr from 1981 |
Mar 2026 | Blk 103 JURONG EAST ST 13 Floor 16 TO 18 | 1,292sqft | S$730,000 | ▲S$565 +0.2% vs FV | 99yr from 1982 |
Mar 2026 | Blk 288B JURONG EAST ST 21 Floor 01 TO 03 | 1,324sqft | S$715,000 | ▼S$540 -4.3% vs FV | 99yr from 2000 |
Mar 2026 | Blk 220 JURONG EAST ST 21 Floor 22 TO 24 | 1,270sqft | S$738,000 | ▲S$581 +3.0% vs FV | 99yr from 1985 |
Mar 2026 | Blk 213 JURONG EAST ST 21 Floor 13 TO 15 | 1,292sqft | S$725,000 | ▼S$561 -0.5% vs FV | 99yr from 1982 |
Mar 2026 | Blk 260 JURONG EAST ST 24 Floor 07 TO 09 | 1,302sqft | S$600,000 | ▼S$461 -18.3% vs FV | 99yr from 1983 |
Mar 2026 | Blk 320 JURONG EAST ST 31 Floor 07 TO 09 | 1,453sqft | S$670,000 | ▼S$461 -18.3% vs FV | 99yr from 1984 |
Mar 2026 | Blk 404 PANDAN GDNS Floor 04 TO 06 | 1,119sqft | S$460,000 | ▼S$411 -27.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 52 TEBAN GDNS RD Floor 07 TO 09 | 1,302sqft | S$590,000 | ▼S$453 -19.7% vs FV | 99yr from 1987 |
Blk 109 JURONG EAST ST 13
Mar 2026 · Floor 10 TO 12
-10.8% vs FV
Blk 109 JURONG EAST ST 13
Mar 2026 · Floor 10 TO 12
-10.8% vs FV
Blk 116 JURONG EAST ST 13
Mar 2026 · Floor 16 TO 18
-14.9% vs FV
Blk 103 JURONG EAST ST 13
Mar 2026 · Floor 16 TO 18
+0.2% vs FV
Blk 288B JURONG EAST ST 21
Mar 2026 · Floor 01 TO 03
-4.3% vs FV
Blk 220 JURONG EAST ST 21
Mar 2026 · Floor 22 TO 24
+3.0% vs FV
Blk 213 JURONG EAST ST 21
Mar 2026 · Floor 13 TO 15
-0.5% vs FV
Blk 260 JURONG EAST ST 24
Mar 2026 · Floor 07 TO 09
-18.3% vs FV
Blk 320 JURONG EAST ST 31
Mar 2026 · Floor 07 TO 09
-18.3% vs FV
Blk 404 PANDAN GDNS
Mar 2026 · Floor 04 TO 06
-27.1% vs FV
Blk 52 TEBAN GDNS RD
Mar 2026 · Floor 07 TO 09
-19.7% vs FV
HELIOS AI Analysis
The recent valuation of the HDB 5 Room unit in Jurong East, with a remaining lease of 88 years, stands at an estimated value of $686,133, translating to $564 per square foot. This valuation is notably positioned above the prevailing market baseline, reflecting a significant 21% premium. Such a marked difference suggests a robust demand for properties in this region, driven by Jurong East's strategic location and ongoing urban development initiatives. The high model confidence, derived from a thorough analysis of 223 recent HDB resale transactions in the vicinity, reinforces the reliability of this appraisal.
The elevated valuation can be attributed to several market dynamics. Firstly, Jurong East has emerged as a key growth hub, bolstered by infrastructural enhancements and proximity to essential amenities, which further elevates the desirability of HDB units in this locale. Additionally, the extended lease of 88 years provides prospective buyers with a long-term tenure, mitigating concerns related to lease decay and enhancing the investment appeal of this property. As the market continues to evolve, this HDB unit not only reflects current trends but also positions itself as a compelling opportunity for discerning buyers seeking to capitalize on Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.