Type

Units

Min Area

Price Range

2 BR

635 sqft

S$335K – S$350K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$335K to S$350K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$67,000 on this acquisition.
Located 11 min (910 m) from JS5 Corporation MRT Station (U/C).

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

176 Boon Lay Drive: Accessible HDB Living in a Mature Estate

176 Boon Lay Drive stands as a well-established Housing and Development Board residence within one of Singapore's most economically vibrant districts. Situated in the Boon Lay area of Jurong West, this development represents the backbone of Singapore's public housing ecosystem, offering residents practical accommodation at price points designed to serve working families, upgraders, and astute property investors alike.

The Boon Lay locale has evolved into a thriving mixed-use neighbourhood, characterised by its balance of residential stability and proximity to major commercial hubs. The district's maturity means established market fundamentals: resident populations are settled, local schools and healthcare facilities are well-developed, and the transport network continues to expand. For prospective occupiers and investors, this maturity translates to predictable demand patterns and a deeper pool of potential tenants should an owner elect to let the property.

Location and Transport Connectivity

The development sits approximately 910 metres—roughly an eleven-minute walk—from Corporation MRT Station, which is currently under construction on the Jurong Region Line. This proximity to future rail infrastructure represents a material advantage. Once operational, the station will provide direct connections through the broader transit network, substantially shortening travel times to the central business district, Changi Airport, and other major commercial precincts. Historical precedent across Singapore's MRT expansions demonstrates that properties within walking distance of new stations experience measurable uplift in both rental demand and capital values over a five to ten-year horizon following station opening.

The west-coast location also places residents within easy reach of the Ayer Rajah Expressway and Pan-Island Expressway, facilitating access to industrial, tech, and logistics employment clusters that are concentrated across Jurong and beyond. For commuters working in these sectors, 176 Boon Lay Drive offers geographic convenience without the premium prices commanded by city-fringe locations.

Housing Type and Target Demographics

As an HDB flat, this development serves multiple buyer archetypes. First-time purchasers benefit from HDB's concessional financing schemes and lower entry prices compared to private residential stock. Young couples or small families seeking to accumulate residential equity whilst maintaining household cash flow find appealing economics here. Property investors pursuing yield-focused strategies appreciate the stable tenant base that characterises mature HDB estates, alongside relatively lower acquisition costs that support positive cash-on-cash returns even at modest rental rates.

The compact floorplate—ranging across typical HDB configurations—encourages efficient living and appeals to downsizers or retirees looking to unlock equity held in larger homes. The diversity of unit typologies within a single development means that buyers can tailor their selection to life-stage requirements, whether prioritising bedroom count, specific unit orientation, or floor level preferences.

Market Positioning and Valuation

Units at 176 Boon Lay Drive are priced competitively within the HDB resale market spectrum, reflecting the estate's mature character and distance from the city centre. The per-square-foot valuation aligns with recent comparable transactions across Boon Lay and Jurong West, positioning the development as a rational choice for budget-conscious buyers unwilling to stretch toward private condominium entry points. Price appreciation at similar estates has historically tracked inflation plus modest real-terms growth, anchored by Singapore's sustained immigration and housing undersupply dynamics.

For investors conducting yield analysis, rental income on comparable units in this location typically yields between three and four percent gross returns, depending on unit size and lease tenure remaining. Whilst not exceptional by international property standards, this yield profile combines attractively with capital stability and the psychological comfort of investing in Government-backed housing stock.

Infrastructure and Amenities

Boon Lay estate benefits from comprehensive community facilities accumulated over decades of HDB town planning. Residents enjoy access to multiple wet markets, hawker centres, supermarkets, and retail strips—eliminating the need to travel for daily necessities. Educational institutions, medical clinics, and polyclinics are integrated throughout the district, supported by recreational facilities including parks, sports courts, and community centres that foster neighbourhood cohesion and active ageing.

The estate's maturity also means that residents benefit from established social infrastructure: grassroots organisations, resident committees, and community networks that are not present in newly completed developments. For families or those seeking a sense of belonging, this social fabric often proves as valuable as physical amenities.

Investment Considerations

Buyers contemplating 176 Boon Lay Drive as an investment asset should evaluate several factors methodically. Lease tenure on HDB flats is typically 99 years from the date of completion; as properties age, remaining lease duration becomes increasingly material to both rental yield and resale value. Properties with lease terms below fifty years experience measurable discounting as buyers worry about future resaleability and financing availability. Current units at this address are sufficiently young that lease decay is not an immediate concern, but investors should verify exact remaining tenure before committing capital.

For second-property acquisitions by Singapore Citizens, an Additional Buyer's Stamp Duty of 20% applies on top of standard conveyancing costs, meaningfully increasing the total cost of purchase. This tax burden must be incorporated into investment return calculations to ensure that projected rental yields justify the deployment of capital. Conversely, upgraders vacating their first HDB or private home may find that the acquisition economics improve materially after accounting for the seller's gains.

The imminent opening of Corporation MRT Station presents a tangible catalyst for future price appreciation. Investors with a medium to long-term holding horizon benefit from positioning ahead of this infrastructure milestone, allowing exposure to anticipated demand acceleration without overpaying for fully-priced-in expectations.

Future District Dynamics

The Jurong Region continues to evolve as an economic and residential powerhouse. Large-scale rejuvenation initiatives, including the Jurong Lake District masterplan and ongoing industrial upgrading, signal long-term investment confidence in the precinct. Whilst these developments may create pockets of disruption or change land-use patterns, they collectively reinforce the district's economic resilience and appeal to employers and residents seeking alternatives to traditional city-centre locations.

176 Boon Lay Drive, positioned within this dynamically evolving zone, stands to benefit from the positive tailwinds of regional growth whilst maintaining the stability associated with mature HDB stock.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at 176 Boon Lay Drive?

Comparable units at mature HDB estates in Boon Lay and surrounding Jurong West typically generate gross rental yields in the three to four percent range, depending on unit size, remaining lease tenure, and prevailing market rental rates. Net yields will be lower after accounting for property tax, maintenance fees (conservancy charges), and allowances for vacancy periods. For investors prioritising income generation over capital appreciation, this yield profile offers reasonable but modest returns; however, when combined with the psychological comfort and stability of Government-backed housing, many investors find the risk-adjusted returns compelling relative to alternative asset classes with comparable outlay. The imminent opening of Corporation MRT Station may attract additional tenant demand over the coming years, potentially supporting rental rate growth that could lift yields modestly above current benchmarks.

How do prices per square foot at 176 Boon Lay Drive compare to recent HDB transactions in Jurong West?

Pricing at 176 Boon Lay Drive reflects prevailing market conditions for mature HDB resale stock in Boon Lay, positioning it within the mid-range of the Jurong West price spectrum. Recent comparable transactions in the locality have demonstrated that per-square-foot valuations remain stable relative to macro-economic conditions and interest-rate environments, with modest real-terms appreciation over five-year rolling periods. The development's established character, stable tenant demand, and forthcoming MRT connectivity support current pricing without suggesting material overvaluation relative to near-peer estates; conversely, the distance from the central business district means valuations never command the premiums afforded to properties in Clementi, Bukit Timah, or other prestige locations. Buyers can expect rational pricing discipline in this segment, reflecting demand fundamentals rather than speculative froth.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property face an Additional Buyer's Stamp Duty (ABSD) of 20% calculated on the purchase price, applying on top of the standard Buyer's Stamp Duty and other conveyancing costs. On a purchase price of S$335,000, this translates to approximately S$67,000 in ABSD liability alone—a material cost that significantly increases the total acquisition outlay and reduces capital-efficiency metrics. This tax impost must be incorporated into investment return modelling; for example, an investor calculating net yields must factor in the additional 20% cost recovery period before achieving breakeven on an ABSD-loaded acquisition. However, upgraders downsizing from larger HDB or private properties may find that the overall economics remain attractive if the sale of their incumbent property generates sufficient equity to absorb the ABSD whilst still deploying net capital at acceptable risk-adjusted returns.

What lease decay risk exists at 176 Boon Lay Drive, and how does this affect long-term resale value?

HDB flats at 176 Boon Lay Drive carry a 99-year lease tenure from their respective dates of completion; as HDB estates are typically built in phases over multiple years, individual unit lease terms vary slightly depending on their exact build completion date. Lease decay becomes a material concern once remaining tenure falls below fifty years, as both private buyers and financial institutions begin to discount heavily, and refinancing options contract. Assuming the development was completed in recent decades, current units retain substantial lease runway—likely sixty years or more—placing them well clear of the decay threshold for at least one to two decades. However, investors purchasing today must be cognisant that this lease timer steadily erodes; a property acquired now will require refreshing its investment thesis every ten years or so to ensure that lease decline does not unexpectedly impair future resale pricing or refinancing feasibility. Buyers intending to hold for retirement or pass assets to heirs should factor in eventual lease renewal considerations, though the Government's established track record of granting lease extensions to HDB owners mitigates long-term uncertainty.

How will the construction and opening of Corporation MRT Station affect demand and capital appreciation at 176 Boon Lay Drive?

Corporation MRT Station, currently under construction on the Jurong Region Line, will be located approximately 910 metres from the development—a walkable distance that positions 176 Boon Lay Drive to capture meaningful demand uplift once the station becomes operational. Historical evidence from previous MRT expansion projects demonstrates that properties within one-kilometre walking range experience measurable acceleration in both rental inquiry frequency and transacted prices, typically peaking in the two to three years following station opening. For 176 Boon Lay Drive, this infrastructure catalyst is material: residents will gain direct, rapid connectivity to employment clusters, educational institutions, and recreational precincts currently requiring multiple-bus or car journeys; simultaneously, the area's attractiveness to investors and tenants will increase noticeably. Buyers with a medium-term investment horizon (five to ten years) stand to benefit from positioning today, before the station's opening fully prices-in the convenience premium. The psychological and practical shift from a bus-dependent locality to an MRT-connected precinct typically unlocks capital appreciation of five to fifteen percent over the post-opening adjustment period.

Is 176 Boon Lay Drive suitable for first-time homebuyers, upgraders, and investors—or does it appeal primarily to one demographic?

The development serves multiple buyer archetypes effectively, though the appeal mechanisms differ. First-time buyers benefit from HDB's concessional financing schemes (loans up to ninety percent of purchase price), modest entry prices that preserve down-payment capital, and Government support for first-time occupancy; 176 Boon Lay Drive's mature, stable neighbourhood reduces first-owner anxiety about neighbourhood quality or infrastructure gaps. Upgraders downsizing from larger homes find efficient, compact units that unlock equity whilst lowering ongoing occupancy costs and maintenance burden. Property investors prioritise stable tenant demand (HDB estates attract working-class and middle-income renters in consistent supply), modest acquisition costs that support positive cash-on-cash yields, and the psychological comfort of Government-backed asset backing. The breadth of unit typologies (two-bedroom, three-bedroom, four-bedroom configurations typical in HDB estates) means that individual buyer circumstances can be matched to specific unit profiles, enhancing the development's versatility across the residential market spectrum. No single demographic dominates; rather, the development's appeal derives from transparent pricing, low execution risk, and predictable market fundamentals.

What financing headroom and Total Debt Servicing Ratio (TDSR) implications exist at typical 176 Boon Lay Drive price points?

At entry-level HDB pricing around S$335,000, a purchaser with modest household income can typically access HDB financing extending up to ninety percent of the purchase price (approximately S$301,500), requiring a down payment of roughly S$33,500. Depending on prevailing HDB lending rates (typically pegged to the Singapore prime lending rate minus a discount), monthly mortgage servicing on a twenty-five-year repayment term would approximate S$1,400–S$1,600, subject to precise rate and loan terms. Total Debt Servicing Ratio thresholds for HDB financing are typically set at sixty percent of combined household income; a household earning S$3,000 per month could comfortably service this debt load. However, buyers should calculate TDSR conservatively by including existing debt obligations (car loans, credit facilities, student loans); a buyer with substantial pre-existing debt burdens may find TDSR constraints limiting access to the full ninety percent financing ceiling. The relative affordability of 176 Boon Lay Drive at HDB pricing points means that first-time and upgrading buyers typically experience less TDSR friction than private property purchases, which command substantially higher absolute debt servicing obligations and compress TDSR headroom more severely.

How does 176 Boon Lay Drive compare to competing HDB developments in the Jurong West area?

Jurong West contains multiple HDB towns of varying ages and maturity profiles; 176 Boon Lay Drive competes directly with nearby estates such as Boon Lay Drive precincts, Jurong East precinct addresses, and younger developing areas further into Jurong. Compared to significantly older, lower-town estates, 176 Boon Lay benefits from relatively newer infrastructure and more recent renovation cycles on common facilities. Set against brand-new HDB projects launched by the Housing and Development Board in newer precincts (e.g., Tengah or Jurong-fringe areas), 176 Boon Lay trades the advantages of immediate occupancy, matured social infrastructure, and established tenant markets against the appeal of pristine condition and cutting-edge amenities in new stock. Pricing typically clusters around peer estates of similar vintage and proximity to transport nodes; 176 Boon Lay's positioning near the incoming Corporation MRT Station differentiates it favourably from more remote Jurong West locations, which lack equivalent near-term infrastructure catalysts. Investors should benchmark against specific peer addresses to ensure pricing discipline, but overall, 176 Boon Lay represents a solid mid-spectrum offering within the Jurong West competitive landscape.

Which unit stacks or floor levels at 176 Boon Lay Drive offer the best value proposition for buyers?

Value optimisation within an HDB development requires balancing competing factors: lower floors (typically one through five) often command modest discounts to mid and upper floors due to reduced privacy (ground-floor exposure to pedestrian and vehicular activity) and marginally lower light exposure, yet these properties attract certain buyer cohorts (elderly residents, mobility-constrained occupants, families with young children) who prioritise accessibility over view premiums. Mid-stack units (floors six through twelve) typically offer the optimal price-to-value equilibrium, capturing adequate light and privacy whilst avoiding the premium pricing commanded by higher floors; they also experience steadier tenant demand as they appeal to broad demographics. Upper-floor units (floors thirteen and above, where applicable) trade at premiums reflecting superior views, reduced noise, and enhanced privacy; however, the price-per-square-foot uplift often exceeds the incremental rental income attributable to these amenities, making them less compelling from an investment-yield perspective. For owner-occupiers prioritising personal preference, floor selection should reflect lifestyle priorities (light exposure, noise sensitivity, view preferences); for investors, mid-stack units typically deliver superior risk-adjusted returns by minimising acquisition premium whilst maintaining strong tenant appeal.

What future supply pipeline developments in the Jurong district might impact demand and pricing at 176 Boon Lay Drive?

The Jurong region is experiencing substantial Government-directed development investment, including major initiatives such as the Jurong Lake District masterplan (a large-scale mixed-use redevelopment combining commercial, residential, and recreational elements), ongoing industrial precinct upgrading (transforming lower-value manufacturing areas into tech and logistics hubs), and planned transportation infrastructure expansion beyond the Corporation MRT Station. Large-scale HDB town development in emerging precincts (e.g., Tengah) provides new-to-market supply that may exert modest pricing pressure on older estates; however, the combination of Jurong's employment growth and Singapore's housing undersupply typically absorbs new supply without triggering deflation in established locations. The Jurong Lake District and employment cluster development are likely to drive medium-term property appreciation across the western region by enhancing the area's economic vibrancy and attracting younger, affluent residents to precincts previously characterised as blue-collar industrial zones. For 176 Boon Lay Drive specifically, these district-level tailwinds support long-term demand resilience and capital appreciation, even as new supply in Tengah and other expanding precincts attracts some marginal buyer migration. Investors with a ten-plus-year horizon should view these district developments positively, as they reinforce Jurong's status as a secondary employment and residential hub, offsetting any near-term supply-side pricing pressure.

Hdb Flat At 176 Boon Lay Drive — From S$335K