Blk 185 Boon Lay Ave
BOON LAY AVE · JURONG WEST · Singapore 640185 · D22
Median PSF · 12m
S$491
Median price · 12m
S$329K
Latest sale
S$306K
Sep 2026
1-year change
-4.0%
Sales · 12m
20
866 all time
Gross yield
9.56%
25 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +13.5%
- Annualised
- +2.6%
- Transactions
- 127
- 1 year
- -4.0%
- 3 years p.a.
- +3.4%
- 5 years p.a.
- +5.2%
- Median size
- 635 sqft
Against the neighbourhood
How it compares within D22
Jurong, Boon Lay, Tuas. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 185 Boon Lay Ave | D22 median | Difference |
|---|---|---|---|
| Median PSF | S$491 | S$521 | -5.8% |
| Median price | S$329K | S$555K | -40.7% |
| Gross rental yield | 9.56% | 7.45% | +2.1 pts |
| 1-year price change | -4.0% | -0.5% | -3.5 pts |
This development trades about 6% below the D22 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,600
Contracts · 12m
25
Implied annual rent
S$31K
Gross yield
9.56%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 25 | S$2,600 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
67/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%98
Gross yield against every other development in its segment.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%59
How its median price per square foot compares with its own district.
- Locationweight 15%49
Distance to the nearest rail station, plus schools within 1 km. Nearest is Jurong West MRT at 420 m.
- Supply riskweight 10%48
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%42
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Jurong West MRT420 m
- Corporation MRT800 m
- Bahar Junction MRT870 m
- Boon Lay MRT1.0 km
Schools within 2 km
- River Valley High Schoolmixed level (s1-jc2)320 m
- Boon Lay Garden Primary Schoolprimary450 m
- Corporation Primary Schoolprimary620 m
- Rulang Primary Schoolprimary860 m
- Boon Lay Secondary Schoolsecondary (s1-s5)1.1 km
- Westwood Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | 3 ROOM | S$306,000 | 732 sqft | S$418 | 01 TO 03 | 48 yr 2 mo |
| Sep 2026 | 3 ROOM | S$306,000 | 732 sqft | S$418 | 01 TO 03 | 48 yr 2 mo |
| Jul 2026 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 22 TO 24 | 48 yr 3 mo |
| Jul 2026 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 22 TO 24 | 48 yr 3 mo |
| Jun 2026 | 3 ROOM | S$335,001 | 635 sqft | S$528 | 07 TO 09 | 48 yr 4 mo |
| Jun 2026 | 3 ROOM | S$335,001 | 635 sqft | S$528 | 07 TO 09 | 48 yr 4 mo |
| Apr 2026 | 3 ROOM | S$314,000 | 635 sqft | S$494 | 19 TO 21 | 48 yr 6 mo |
| Apr 2026 | 3 ROOM | S$314,000 | 635 sqft | S$494 | 19 TO 21 | 48 yr 6 mo |
| Mar 2026 | 3 ROOM | S$350,000 | 635 sqft | S$551 | 19 TO 21 | 48 yr 8 mo |
| Mar 2026 | 3 ROOM | S$350,000 | 635 sqft | S$551 | 19 TO 21 | 48 yr 8 mo |
| Mar 2026 | 3 ROOM | S$323,000 | 732 sqft | S$441 | 01 TO 03 | 48 yr 8 mo |
| Mar 2026 | 3 ROOM | S$323,000 | 732 sqft | S$441 | 01 TO 03 | 48 yr 8 mo |
| Mar 2026 | 3 ROOM | S$302,000 | 635 sqft | S$476 | 07 TO 09 | 48 yr 7 mo |
| Mar 2026 | 3 ROOM | S$302,000 | 635 sqft | S$476 | 07 TO 09 | 48 yr 7 mo |
| Feb 2026 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 01 TO 03 | 48 yr 9 mo |
| Feb 2026 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 01 TO 03 | 48 yr 9 mo |
| Jan 2026 | 3 ROOM | S$360,000 | 635 sqft | S$567 | 13 TO 15 | 48 yr 9 mo |
| Jan 2026 | 3 ROOM | S$360,000 | 635 sqft | S$567 | 13 TO 15 | 48 yr 9 mo |
| Dec 2025 | 3 ROOM | S$342,500 | 732 sqft | S$468 | 13 TO 15 | 48 yr 11 mo |
| Dec 2025 | 3 ROOM | S$342,500 | 732 sqft | S$468 | 13 TO 15 | 48 yr 11 mo |
| Aug 2025 | 3 ROOM | S$320,000 | 635 sqft | S$504 | 01 TO 03 | 49 yr 2 mo |
| Aug 2025 | 3 ROOM | S$320,000 | 635 sqft | S$504 | 01 TO 03 | 49 yr 2 mo |
| Aug 2025 | 3 ROOM | S$312,000 | 635 sqft | S$491 | 13 TO 15 | 49 yr 2 mo |
| Aug 2025 | 3 ROOM | S$312,000 | 635 sqft | S$491 | 13 TO 15 | 49 yr 2 mo |
| Jul 2025 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 10 TO 12 | 49 yr 3 mo |
| Jul 2025 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 10 TO 12 | 49 yr 3 mo |
| Jul 2025 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 10 TO 12 | 49 yr 3 mo |
| Jul 2025 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 10 TO 12 | 49 yr 3 mo |
| Jul 2025 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 01 TO 03 | 49 yr 4 mo |
| Jul 2025 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 01 TO 03 | 49 yr 4 mo |
| Jun 2025 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 04 TO 06 | 49 yr 4 mo |
| Jun 2025 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 04 TO 06 | 49 yr 4 mo |
| May 2025 | 3 ROOM | S$338,000 | 635 sqft | S$532 | 13 TO 15 | 49 yr 6 mo |
| May 2025 | 3 ROOM | S$338,000 | 635 sqft | S$532 | 13 TO 15 | 49 yr 6 mo |
| Apr 2025 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 16 TO 18 | 49 yr 6 mo |
| Apr 2025 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 16 TO 18 | 49 yr 6 mo |
| Feb 2025 | 3 ROOM | S$338,000 | 635 sqft | S$532 | 16 TO 18 | 49 yr 10 mo |
| Feb 2025 | 3 ROOM | S$338,000 | 635 sqft | S$532 | 16 TO 18 | 49 yr 10 mo |
| Feb 2025 | 3 ROOM | S$320,000 | 635 sqft | S$504 | 19 TO 21 | 49 yr 9 mo |
| Feb 2025 | 3 ROOM | S$320,000 | 635 sqft | S$504 | 19 TO 21 | 49 yr 9 mo |
Showing the 40 most recent of 866 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 186 Boon Lay Ave
S$496
+1.4%18 sales10.3% yield
Blk 175 Boon Lay Dr
S$492
-5.3%6 sales9.2% yield
Blk 187 Boon Lay Ave
S$488
-4.0%26 sales9.2% yield
Blk 174 Boon Lay Dr
S$496
-1.6%4 sales10.4% yield
Blk 221 Boon Lay Pl
S$453
+3.1%2 sales8.0% yield
Blk 183B Boon Lay Ave
S$626
+1.0%8 sales6.9% yield
Blk 180B Boon Lay Dr
S$703
+11.9%4 sales8.2% yield
Blk 258 Boon Lay Dr
S$449
-8.3%2 sales7.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.