181b Boon Lay Drive 642181, Boon Lay Place, West Region, Singapore
$368,000
1 Min walk to Jurong West MRT station! 2A/47sqm Main door face South West Living room window face North East Above 8th( Mid Floor) 1 Min walk to MRT Conveniently located All amenities nearby Squarish layout Opposite Boon Lay Shopping Centre Near Boon Lay Garden Primary & River Valley High Eligible to All races No Extension required For viewing enquiries pls whatsapp/call 9841 XXXX James Yeo
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
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Automated Valuation based on 22 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$379,067
S$751 psf
Asking Price
S$368,000
S$729 psf
vs Market
-2.9%
vs Last Done
-0.8%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
22 comps
Nearest MRT
Boon Lay
1169m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
22 comparable transactions
S$715
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$751
Recent Comparable Transactions
10 shown · 22 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 371 JURONG EAST ST 32 Floor 01 TO 03 | 463sqft | S$340,000 | ▼S$735 -2.1% vs FV | 99yr from 2014 |
Mar 2026 | Blk 371 JURONG EAST ST 32 Floor 01 TO 03 | 463sqft | S$340,000 | ▼S$735 -2.1% vs FV | 99yr from 2014 |
Mar 2026 | Blk 372 JURONG EAST ST 32 Floor 13 TO 15 | 474sqft | S$360,000 | ▲S$760 +1.2% vs FV | 99yr from 2014 |
Feb 2026 | Blk 23 TEBAN GDNS RD Floor 04 TO 06 | 506sqft | S$350,000 | ▼S$692 -7.9% vs FV | 99yr from 2013 |
Jan 2026 | Blk 372 JURONG EAST ST 32 Floor 07 TO 09 | 474sqft | S$320,000 | ▼S$676 -10.0% vs FV | 99yr from 2014 |
Dec 2025 | Blk 23 TEBAN GDNS RD Floor 13 TO 15 | 506sqft | S$368,888 | ▼S$729 -2.9% vs FV | 99yr from 2013 |
Nov 2025 | Blk 371 JURONG EAST ST 32 Floor 10 TO 12 | 474sqft | S$355,000 | ▼S$750 -0.1% vs FV | 99yr from 2014 |
Oct 2025 | Blk 372 JURONG EAST ST 32 Floor 04 TO 06 | 474sqft | S$349,000 | ▼S$737 -1.9% vs FV | 99yr from 2014 |
Sep 2025 | Blk 371 JURONG EAST ST 32 Floor 04 TO 06 | 474sqft | S$344,000 | ▼S$726 -3.3% vs FV | 99yr from 2014 |
Sep 2025 | Blk 372 JURONG EAST ST 32 Floor 07 TO 09 | 474sqft | S$350,000 | ▼S$739 -1.6% vs FV | 99yr from 2014 |
Sep 2025 | Blk 23 TEBAN GDNS RD Floor 22 TO 24 | 506sqft | S$370,000 | ▼S$731 -2.7% vs FV | 99yr from 2013 |
Blk 371 JURONG EAST ST 32
Mar 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 371 JURONG EAST ST 32
Mar 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 372 JURONG EAST ST 32
Mar 2026 · Floor 13 TO 15
+1.2% vs FV
Blk 23 TEBAN GDNS RD
Feb 2026 · Floor 04 TO 06
-7.9% vs FV
Blk 372 JURONG EAST ST 32
Jan 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 23 TEBAN GDNS RD
Dec 2025 · Floor 13 TO 15
-2.9% vs FV
Blk 371 JURONG EAST ST 32
Nov 2025 · Floor 10 TO 12
-0.1% vs FV
Blk 372 JURONG EAST ST 32
Oct 2025 · Floor 04 TO 06
-1.9% vs FV
Blk 371 JURONG EAST ST 32
Sep 2025 · Floor 04 TO 06
-3.3% vs FV
Blk 372 JURONG EAST ST 32
Sep 2025 · Floor 07 TO 09
-1.6% vs FV
Blk 23 TEBAN GDNS RD
Sep 2025 · Floor 22 TO 24
-2.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit located in Jurong East, with a remaining lease of 87 years, stands at an estimated value of $379,067, equating to $751 PSF. This valuation reflects a robust market signal, with a mere 2.9% difference from the baseline, indicating a healthy demand and a stable price trajectory within the locality. The high confidence level in this valuation is bolstered by a comprehensive analysis of 22 recent HDB resale transactions in the vicinity, providing a solid data foundation for the derived estimates.
The Jurong East precinct continues to be a focal point for both investors and homeowners, attributed to its strategic location and ongoing infrastructural developments. With the property maintaining a significant remaining lease of 87 years, it is well-positioned to attract prospective buyers seeking long-term residency. The current market dynamics, characterized by a strong demand for HDB units, coupled with limited supply, further underscore the premium valuation of this unit. As such, this property not only represents a sound investment opportunity but also aligns with the broader trends of urban living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.