185 Boon Lay Avenue 640185, Boon Lay Place, West Region, Singapore
$315,000
Your Jurong/Bukit Batok Property Trusted Advisor At Your Service ~ ERA Sandy Hong 9787XXXX Sole Marketing Agent for this unit! 3i Blk185 Boon Lay Avenue - Above 20th floor - Price: $315,0000 negotiable! - Bedroom Count: 2 Bedrooms - Size: 59 sqm / 635 sq.ft. - Condition: Simple - Remaining Lease: 48 Years - Unique Feature: Very High floor with unblocked views - **Nearby Schools:** - Little Shepherds' Schoolhouse@Church Of St Francis Of Assisi (0.17KM) - St. Francis Of Assisi Kindergarten (Boon Lay) (0.17KM) - PCF Sparkletots Preschool @ Boon Lay Blk 207 (0.28KM) - River Valley High School (Junior College & Secondary) (0.33KM) - Boon Lay Garden Primary School (0.44KM) - PCF Sparkletots Preschool @ Boon Lay Blk 262 (0.45KM) - Corporation Primary School (0.67KM) - PCF Sparkletots Preschool @ Jurong Spring Blk 528 (0.71KM) - Little Shepherds’ Schoolhouse@Church Of St Francis Of Assisi-Jw (0.81KM) - St. Francis Of Assisi Kindergarten (Jurong West) (0.81KM) - Rulang Primary School (0.87KM) - **MRT/LRT Accessibility:** - Jurong West (Under Construction) (0.43KM) - Corporation (Under Construction) (0.77KM) - Bahar Junction (Under Construction) (0.87KM) Buyers/Agents All Are Welcome! Owner Selling,Welcome To Call Sandy @ 9787XXXX For Non-obligation Discussion. Thank you!!!
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 24 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$193,867
S$305 psf
Asking Price
S$315,000
S$496 psf
vs Market
+62.5%
vs Last Done
+5.3%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
24 comps
Nearest MRT
Boon Lay
1010m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
24 comparable transactions
S$445
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$305
Recent Comparable Transactions
10 shown · 24 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 35 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$390,000 | ▲S$471 +54.4% vs FV | 99yr from 1977 |
Apr 2026 | Blk 35 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$390,000 | ▲S$471 +54.4% vs FV | 99yr from 1977 |
Feb 2026 | Blk 35 TEBAN GDNS RD Floor 10 TO 12 | 797sqft | S$372,000 | ▲S$467 +53.1% vs FV | 99yr from 1977 |
Feb 2026 | Blk 34 TEBAN GDNS RD Floor 04 TO 06 | 797sqft | S$350,000 | ▲S$439 +43.9% vs FV | 99yr from 1977 |
Dec 2025 | Blk 34 TEBAN GDNS RD Floor 01 TO 03 | 829sqft | S$337,000 | ▲S$407 +33.4% vs FV | 99yr from 1977 |
Dec 2025 | Blk 35 TEBAN GDNS RD Floor 01 TO 03 | 829sqft | S$370,000 | ▲S$446 +46.2% vs FV | 99yr from 1977 |
Nov 2025 | Blk 34 TEBAN GDNS RD Floor 01 TO 03 | 797sqft | S$358,000 | ▲S$449 +47.2% vs FV | 99yr from 1977 |
Oct 2025 | Blk 40 TEBAN GDNS RD Floor 13 TO 15 | 829sqft | S$355,000 | ▲S$428 +40.3% vs FV | 99yr from 1978 |
Aug 2025 | Blk 33 TEBAN GDNS RD Floor 04 TO 06 | 797sqft | S$358,000 | ▲S$449 +47.2% vs FV | 99yr from 1977 |
Aug 2025 | Blk 33 TEBAN GDNS RD Floor 10 TO 12 | 797sqft | S$382,000 | ▲S$480 +57.4% vs FV | 99yr from 1977 |
Jul 2025 | Blk 33 TEBAN GDNS RD Floor 10 TO 12 | 829sqft | S$375,000 | ▲S$452 +48.2% vs FV | 99yr from 1977 |
Blk 35 TEBAN GDNS RD
Apr 2026 · Floor 13 TO 15
+54.4% vs FV
Blk 35 TEBAN GDNS RD
Apr 2026 · Floor 13 TO 15
+54.4% vs FV
Blk 35 TEBAN GDNS RD
Feb 2026 · Floor 10 TO 12
+53.1% vs FV
Blk 34 TEBAN GDNS RD
Feb 2026 · Floor 04 TO 06
+43.9% vs FV
Blk 34 TEBAN GDNS RD
Dec 2025 · Floor 01 TO 03
+33.4% vs FV
Blk 35 TEBAN GDNS RD
Dec 2025 · Floor 01 TO 03
+46.2% vs FV
Blk 34 TEBAN GDNS RD
Nov 2025 · Floor 01 TO 03
+47.2% vs FV
Blk 40 TEBAN GDNS RD
Oct 2025 · Floor 13 TO 15
+40.3% vs FV
Blk 33 TEBAN GDNS RD
Aug 2025 · Floor 04 TO 06
+47.2% vs FV
Blk 33 TEBAN GDNS RD
Aug 2025 · Floor 10 TO 12
+57.4% vs FV
Blk 33 TEBAN GDNS RD
Jul 2025 · Floor 10 TO 12
+48.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Jurong East, with a remaining lease of 48 years, has been assessed at an estimated value of $193,867, equating to $305 per square foot. This valuation is positioned significantly above the market baseline, reflecting a notable 62.5% premium. Such a considerable divergence from typical market values underscores the competitive demand for properties in this area, which is influenced by Jurong East's strategic location and the ongoing developments that enhance its attractiveness as a residential hub.
This analysis is grounded in a robust dataset, comprising 24 recent HDB resale transactions within the vicinity, which supports a high model confidence rating. The strong valuation signals a resilient market dynamic, driven by factors such as proximity to amenities, transport links, and the overall desirability of the neighborhood. As the remaining lease of 48 years is factored into the valuation, potential buyers and investors are likely to weigh the longevity of the lease against the premium pricing, highlighting the importance of lease length in influencing market perceptions and investment decisions within Singapore's HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.