Blk 221 Boon Lay Pl
BOON LAY PL · JURONG WEST · Singapore 640221 · D22
Median PSF · 12m
S$453
Median price · 12m
S$531K
Latest sale
S$531K
Apr 2026
1-year change
+3.1%
Sales · 12m
1
73 all time
Gross yield
8.03%
5 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
- +34.4%
- Annualised
- +26.7%
- Transactions
- 5
- 1 year
- +3.1%
- 3 years p.a.
- +8.1%
- 5 years p.a.
- +6.1%
- Median size
- 1,173 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 221 Boon Lay Pl | D22 median | Difference |
|---|---|---|---|
| Median PSF | S$453 | S$524 | -13.6% |
| Median price | S$531K | S$550K | -3.5% |
| Gross rental yield | 8.03% | 7.47% | +0.6 pts |
| 1-year price change | +3.1% | +0.3% | +2.8 pts |
This development trades about 14% 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$3,500
Contracts · 12m
5
Implied annual rent
S$42K
Gross yield
8.03%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 5 | S$3,500 |
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.
- Price momentumweight 18%94
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%90
Gross yield against every other development in its segment.
- Valuationweight 22%83
How its median price per square foot compares with its own district.
- Supply riskweight 10%50
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%35
Distance to the nearest rail station, plus schools within 1 km. Nearest is Jurong West MRT at 560 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 MRT560 m
- Corporation MRT750 m
- Lakeside MRT1.0 km
- Bahar Junction MRT1.0 km
Schools within 2 km
- Boon Lay Garden Primary Schoolprimary360 m
- River Valley High Schoolmixed level (s1-jc2)450 m
- Rulang Primary Schoolprimary670 m
- Corporation Primary Schoolprimary750 m
- Shuqun Primary Schoolprimary1.0 km
- Yuan Ching Secondary Schoolsecondary (s1-s5)1.1 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 5 ROOM | S$531,000 | 1,173 sqft | S$453 | 19 TO 21 | 52 yr 3 mo |
| Jan 2025 | 5 ROOM | S$515,000 | 1,173 sqft | S$439 | 25 TO 27 | 53 yr 6 mo |
| Feb 2024 | 5 ROOM | S$465,000 | 1,173 sqft | S$396 | 10 TO 12 | 54 yr 5 mo |
| Oct 2022 | 5 ROOM | S$420,000 | 1,173 sqft | S$358 | 07 TO 09 | 55 yr 9 mo |
| Jun 2021 | 5 ROOM | S$395,000 | 1,173 sqft | S$337 | 22 TO 24 | 57 yr 1 mo |
| Jul 2020 | 5 ROOM | S$323,000 | 1,173 sqft | S$275 | 04 TO 06 | 57 yr 11 mo |
| Feb 2020 | 5 ROOM | S$384,000 | 1,173 sqft | S$327 | 10 TO 12 | 58 yr 4 mo |
| Mar 2017 | 5 ROOM | S$395,000 | 1,173 sqft | S$337 | 13 TO 15 | 61 yr 3 mo |
| Jun 2016 | 5 ROOM | S$410,000 | 1,173 sqft | S$349 | 13 TO 15 | 62 yrs |
| Jan 2015 | 5 ROOM | S$418,000 | 1,173 sqft | S$356 | 19 TO 21 | 63 yrs |
| Feb 2013 | 5 ROOM | S$440,000 | 1,173 sqft | S$375 | 04 TO 06 | 64 yr 11 mo |
| Jan 2013 | 5 ROOM | S$442,000 | 1,173 sqft | S$377 | 19 TO 21 | 65 yrs |
| Mar 2011 | 5 ROOM | S$378,000 | 1,173 sqft | S$322 | 22 TO 24 | 66 yr 10 mo |
| Jun 2010 | 5 ROOM | S$360,000 | 1,173 sqft | S$307 | 10 TO 12 | 67 yr 7 mo |
| Mar 2010 | 5 ROOM | S$293,000 | 1,173 sqft | S$250 | 10 TO 12 | 67 yr 10 mo |
| Sep 2009 | 5 ROOM | S$287,000 | 1,173 sqft | S$245 | 13 TO 15 | 68 yr 4 mo |
| May 2009 | 5 ROOM | S$299,000 | 1,173 sqft | S$255 | 07 TO 09 | 68 yr 8 mo |
| Mar 2009 | 5 ROOM | S$289,000 | 1,173 sqft | S$246 | 25 TO 27 | 68 yr 10 mo |
| Feb 2009 | 5 ROOM | S$288,000 | 1,173 sqft | S$245 | 10 TO 12 | 68 yr 11 mo |
| Aug 2007 | 5 ROOM | S$215,000 | 1,173 sqft | S$183 | 10 TO 12 | 70 yr 5 mo |
| Sep 2006 | 5 ROOM | S$215,000 | 1,173 sqft | S$183 | 07 TO 09 | 71 yr 4 mo |
| Sep 2006 | 5 ROOM | S$205,000 | 1,173 sqft | S$175 | 07 TO 09 | 71 yr 4 mo |
| May 2006 | 5 ROOM | S$213,000 | 1,173 sqft | S$182 | 04 TO 06 | 71 yr 8 mo |
| Sep 2005 | 5 ROOM | S$220,000 | 1,173 sqft | S$188 | 19 TO 21 | 72 yr 4 mo |
| Sep 2004 | 5 ROOM | S$250,000 | 1,173 sqft | S$213 | 22 TO 24 | 73 yr 4 mo |
| Mar 2004 | 5 ROOM | S$225,000 | 1,173 sqft | S$192 | 04 TO 06 | 73 yr 10 mo |
| Nov 2003 | 5 ROOM | S$197,000 | 1,173 sqft | S$168 | 07 TO 09 | 74 yr 2 mo |
| Sep 2003 | 5 ROOM | S$210,000 | 1,173 sqft | S$179 | 04 TO 06 | 74 yr 4 mo |
| May 2003 | 5 ROOM | S$187,000 | 1,173 sqft | S$159 | 10 TO 12 | 74 yr 8 mo |
| Feb 2003 | 5 ROOM | S$200,200 | 1,173 sqft | S$171 | 13 TO 15 | 74 yr 11 mo |
| Oct 2001 | 5 ROOM | S$191,000 | 1,173 sqft | S$163 | 10 TO 12 | 76 yr 3 mo |
| Jul 2001 | 5 ROOM | S$222,000 | 1,173 sqft | S$189 | 13 TO 15 | 76 yr 6 mo |
| Feb 2001 | 5 ROOM | S$238,000 | 1,173 sqft | S$203 | 16 TO 18 | 76 yr 11 mo |
| Feb 2001 | 5 ROOM | S$210,000 | 1,173 sqft | S$179 | 19 TO 21 | 76 yr 11 mo |
| Jan 2001 | 5 ROOM | S$240,000 | 1,173 sqft | S$205 | 16 TO 18 | 77 yrs |
| Nov 2000 | 5 ROOM | S$250,000 | 1,173 sqft | S$213 | 19 TO 21 | 77 yr 2 mo |
| Apr 2000 | 5 ROOM | S$260,000 | 1,173 sqft | S$222 | 25 TO 27 | 77 yr 9 mo |
| Feb 2000 | 5 ROOM | S$268,000 | 1,173 sqft | S$228 | 22 TO 24 | 77 yr 11 mo |
| Dec 1999 | 5 ROOM | S$235,000 | 1,173 sqft | S$200 | 07 TO 09 | 78 yr 1 mo |
| Sep 1999 | 5 ROOM | S$238,000 | 1,173 sqft | S$203 | 19 TO 21 | 78 yr 4 mo |
Showing the 40 most recent of 73 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 207 Boon Lay Pl
S$486
+1.5%3 sales10.0% yield
Blk 186 Boon Lay Ave
S$496
+1.4%8 sales10.3% yield
Blk 210 Boon Lay Pl
S$472
-3.6%6 sales9.5% yield
Blk 185 Boon Lay Ave
S$491
-5.5%10 sales9.5% yield
Blk 208 Boon Lay Pl
S$472
-1.6%15 sales9.2% yield
Blk 187 Boon Lay Ave
S$492
-2.5%14 sales9.7% yield
Blk 215 Boon Lay Pl
S$450
-5.9%2 sales8.7% yield
Blk 211 Boon Lay Pl
S$462
-6.5%6 sales9.1% 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.