CommercialCOMMERCIAL & RESIDENTIALDistrict 22 · Jurong West

221 Boon Lay Place

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

221 Boon Lay Place is a commercial building in District 22 · Jurong West, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 17 units are currently listed for sale or rent. ACRA records 38 live company registrations at this address.

The facts are here — now get the verdict on 221 Boon Lay Place.

Ask PropKaki

What are the key facts about 221 Boon Lay Place?

Key takeaway221 Boon Lay Place is a commercial building in District 22 · Jurong West, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 22 · Jurong West
Address: —
Land area: 32,646 sqm
Completed: 1978 (HDB Property Information)
Storeys: 25 (HDB Property Information)
Estate (JTC): Jurong Industrial Estate
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 17
ACRA registrations: 38

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

What are the specs at 221 Boon Lay Place?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About 221 Boon Lay Place

221 Boon Lay Place is a commercial building in Jurong West (District 22). It is located along Boon Lay Place, Singapore 640221.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 32,646 sqm of land with about 37,994 sqm of gross floor area.

171 businesses are currently registered at this address with ACRA.

The nearest MRT is Lakeside MRT, 975 m away (about a 15-minute walk). The closest bus stop (Boon Lay Shop Ctr) is 70 m away (about a 1-minute walk). Jurong Point is 998 m away (about a 16-minute walk).

What is 221 Boon Lay Place zoned as?

Key takeaway221 Boon Lay Place sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 221 Boon Lay Place rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 22 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 221 Boon Lay Place

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at 221 Boon Lay Place

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 11 units for rent; 6 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 7 new listings appeared and 4 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 221 Boon Lay Place?

Key takeawayURA has approved 5 changes of use at 221 Boon Lay Place since 2000, most recently in 2025. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

31 Oct 2025ApprovedFloor 1
Change of use to laundromat use
Proposed change of use of part of unit #01-XX to laundromat use at boon lay shopping centre
1 Mar 2018RenewedFloor 2
Continued use as coin-operated laundry
Continued use of part of unit #02-XX to coin-operated laundry on lot 01415p mk06 at 221 boon lay place - boon lay shopping centre (jurong west planning area)
19 Dec 2016ApprovedFloor 2
Change of use to coin-operated laundry
Proposed change of use of part of unit #02-XX to coin-operated laundry - boon lay shopping centre
25 May 2015ApprovedFloor 3
Additions & alterations
Proposed addition & alteration works involving 2 fire escape staircases for #03-XX & #03-XX at block 221 boon lay place (boon lay shopping centre) on lot 01415p mk06
1 Dec 2014Agency works
Additions & alterations
Proposed additions & alterations involving addition of equipment roomat void deck of the existing hdb residential block on lot 01415p mukim 06 at block 221 boon lay place singpaore
21 Aug 2014Approved
Additions & alterations
Proposed additions and alterations to existing public housing development at mk06 lots 01264c, 01265m, 01333n, 03726l, 03727c, blocks 185 to 187 boon lay avenue and blocks 188 to 191 boon lay drive and block 221 boon lay place, singapore
13 Jan 2014ApprovedFloor 2
Change of use to self-service coin-operated laundry services
Change of use of part shop unit #02-XX to self-service coin-operated laundry services - blk 221 boon lay place
8 Jul 2011Approved
Additions & alterations
Proposed revitalisation of shops (ros) - for boon lay shopping centre on lot 01415p mk 06at blk 221 boon lay place (jurong west planning area)
24 Jun 2008Approved
Additions & alterations
Proposed extension of written permission for approved additions & alterations to existing public housing development, blk 221 at boon lay garden c13 at boon lay place (lift upgrading programme)
25 May 2006Approved
Additions & alterations
Proposed additions & alterations to the existing public housing development, blk 221 at boon lay garden c13 at boon lay place (lift upgrading programme)
4 Mar 2003RenewedFloor 3
Continued use as football clubhouse
Continued use of unit #03-XX at blk 221 (boon lay shopping centre) as football clubhouse
26 Feb 2002RenewedFloor 3
Continued use as football clubhouse
Continued use of unit #03-XX as football clubhouse

2 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near 221 Boon Lay Place?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at 221 Boon Lay Place right now?

Key takeaway17 units are currently listed at 221 Boon Lay Place — 6 for sale and 11 for rent. One row per unit; several agents often market the same unit.

For sale (6)

Boon Lay Shopping CentreS$998k · 377 sqft
Boon Lay Shopping CentreS$12.50M · 5,317 sqft
Boon Lay Shopping Centre2 agentsS$1.92M · 786 sqft
Boon Lay Shopping CentreS$3.18M · 592 sqft

For rent (11)

Boon Lay Shopping Centre6 agentsS$53k/mo · 5,318 sqft
Boon Lay Shopping CentreS$7k/mo · 800 sqft
Boon Lay Shopping CentreS$13k/mo · 600 sqft
Boon Lay Shopping CentreS$3k/mo · 490 sqft

Browse every listing at this building →

What is near 221 Boon Lay Place?

Key takeawayThe nearest MRT/LRT is Lakeside MRT, about 975 m away.

Getting around

Lakeside MRT975 m · ~15 min

Amenities nearby

Minmed Clinic (Boon Lay) · 1 mNTUC Fairprice Co-operative Ltd · 1 mBoon Lay Shop Ctr · 71 mBlks 221A/B Boon Lay Place · 132 mPlace Of Worship · 166 mBoon Lay Community Centre · 251 mEducational Institution · 275 mBusiness Park · 703 mLakeside MRT Exit A · 929 mJurong Point · 998 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 221 Boon Lay Place

Key takeawayThe nearest station is Lakeside (EW26), 930 m away — a busy station, with about 71,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 34% of retail buildings

nearest MRT/LRT Lakeside (EW26) 930 m, about 71,000 taps a weekday; bus stops within 400 m: 15, about 29,000 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 72,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Lakeside (EW26)930 m · about 71,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 221 Boon Lay Place. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 221 Boon Lay Place (HDB)42 m
no short-term parking · gantry 4.5 m · 6 car lots
Blk 221 Boon Lay Place (HDB)148 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 657 car lots
Blk 185/187 Boon Lay Avenue (HDB)197 m
S$0.60 per half-hour at midday on a weekday · gantry 4.15 m
Blk 208A Boon Lay Place (HDB)223 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 391 car lots
Blk 212A Boon Lay Place (HDB)289 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 369 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Chin Bee Road Area, 2.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 221 Boon Lay Place's own car park, if it has one, and its charges are not in the open data.

Who's registered at 221 Boon Lay Place?

Key takeaway38 live companies (and LLPs and branches; sole proprietors are not counted) list 221 Boon Lay Place as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
13
Financial and insurance
7
Other services
6
Administrative and support services
4
Health and social services
2
Construction
2
Transportation and storage
2
Manufacturing
1
Education
1
Accommodation and food services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 221 Boon Lay Place

Where is 221 Boon Lay Place?⌄

221 Boon Lay Place is at Boon Lay Place, Singapore 640221, in the Jurong West planning area.

What is 221 Boon Lay Place zoned as?⌄

221 Boon Lay Place sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 221 Boon Lay Place?⌄

No caveats have been lodged for 221 Boon Lay Place in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 221 Boon Lay Place?⌄

Lakeside MRT is the closest, 975 m away (about a 15-minute walk).

How many businesses are registered at 221 Boon Lay Place?⌄

171 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, JTC estate boundaries, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.