Block 221 Boon Lay Pl
221 Boon Lay Pl, Singapore 640221
Block 221 Boon Lay Pl is an HDB block in Jurong West, completed in 1978, with 84 dwelling units. Across 73 resales on record, 5-Room flats have recently resold around S$418k (S$356 psf, 109 sqm). The lease has approximately 52 years remaining.
What are the key facts about Block 221 Boon Lay Pl?
Block 221 Boon Lay Pl is an HDB block in Jurong West, completed in 1978, with 84 dwelling units.
- Town
- Jurong West
- Planning area
- Jurong West
- Completed
- 1978
- Storeys
- 25
- Total units
- 84
- Flat model
- Standard
- Market segment
- OCR
- Median resale
- S$418k
- Last transacted
- Apr 2026
- Remaining lease
- ≈ 52 years
What are resale prices at Block 221 Boon Lay Pl?
5-Room flats have recently resold around S$418k (S$356 psf), from 73 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 5-Room | 73 | S$418,000recent | 109 sqm | S$356 psf |
Live now: 2 flats listed for sale at this block — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Apr 2026.
What rent and yield does Block 221 Boon Lay Pl get?
Flats at Block 221 Boon Lay Pl have recently sublet for a median of S$2,900/mo, an indicative gross rental yield of about 8.3% (from 20 recent rental contracts).
Median rent
S$2,900/mo
20 recent contracts
Gross rental yield
8.3%
indicative, gross
Annual rent
S$34,800
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 5-Room | 20 | S$2,900/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Apr 2026. Source: HDB rental (subletting) data.
What has recently sold at Block 221 Boon Lay Pl?
Block 221 Boon Lay Pl has 73 recorded resales; the most recent transacted at S$531,000 in Apr 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Apr 2026 | 5-Room | 19 TO 21 | 109 sqm | S$531,000 |
| Jan 2025 | 5-Room | 25 TO 27 | 109 sqm | S$515,000 |
| Feb 2024 | 5-Room | 10 TO 12 | 109 sqm | S$465,000 |
| Oct 2022 | 5-Room | 07 TO 09 | 109 sqm | S$420,000 |
| Jun 2021 | 5-Room | 22 TO 24 | 109 sqm | S$395,000 |
| Jul 2020 | 5-Room | 04 TO 06 | 109 sqm | S$323,000 |
| Feb 2020 | 5-Room | 10 TO 12 | 109 sqm | S$384,000 |
| Mar 2017 | 5-Room | 13 TO 15 | 109 sqm | S$395,000 |
| Jun 2016 | 5-Room | 13 TO 15 | 109 sqm | S$410,000 |
| Jan 2015 | 5-Room | 19 TO 21 | 109 sqm | S$418,000 |
| Feb 2013 | 5-Room | 04 TO 06 | 109 sqm | S$440,000 |
| Jan 2013 | 5-Room | 19 TO 21 | 109 sqm | S$442,000 |
What flat types are in Block 221 Boon Lay Pl?
Block 221 Boon Lay Pl has 84 units, mostly 5-Room flats of the Standard model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 221 Boon Lay Pl?
Block 221 Boon Lay Pl is an HDB block in Jurong West.
Block 221 Boon Lay Pl is an HDB block located along Boon Lay Pl. The block is recorded as completed around 1978, with up to 25 storeys. It has an estimated 84 residential units based on the HDB property information dataset. Flat types in the block include 5-room units.
The address is Block 221 Boon Lay Pl, Singapore 640221. It is part of District 22, Jurong, the Jurong West planning area. The block falls within the West Region and the OCR market segment.
The nearest rail connection is Lakeside MRT, approximately 975m away, around 15 minutes on foot. Nearby amenities include Jurong Point for shopping, NTUC Fairprice Co-operative Ltd for groceries, Blks 221A/B Boon Lay Place for food options, Lakeside Grove Fitness Corner for greenery and recreation, and Boon Lay Community Centre for community facilities.
How far is Block 221 Boon Lay Pl from MRT and schools?
The nearest MRT/LRT to Block 221 Boon Lay Pl is Lakeside MRT, about 975 m away (~15 min walk). 4 schools are within 1 km, including 3 primary schools.
Getting around
- Lakeside MRT975 m · ~15 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Boon Lay Garden Primary SchoolPrimary schoolwithin 1 km · P1 priority364 m
- River Valley High SchoolMixed-level schoolwithin 1 km455 m
- Rulang Primary SchoolPrimary schoolwithin 1 km · P1 priority672 m
- Corporation Primary SchoolPrimary schoolwithin 1 km · P1 priority747 m
- Shuqun Primary SchoolPrimary school1.0 km
- Yuan Ching Secondary SchoolSecondary school1.1 km
- Lakeside Primary SchoolPrimary school1.1 km
- Yuhua Secondary SchoolSecondary school1.1 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 221 Boon Lay Pl?
Buying a flat at Block 221 Boon Lay Pl (~S$418k) needs about S$3,332/mo in income and S$1,569/mo in repayments, after S$7,140 stamp duty and a S$105k downpayment.
Illustrative, for a buyer at the recent median resale price (S$418k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$7,140
BSD, tiered
Downpayment (25%)
S$105k
cash + CPF
Monthly instalment
S$1,569/mo
25y @ 3.5%
Income required
S$3,332/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing Block 221 Boon Lay Pl? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at Block 221 Boon Lay Pl land close to the town median — fair value, no big premium.
Frequently asked questions about Block 221 Boon Lay Pl
How much does a 5-Room flat at Block 221 Boon Lay Pl cost?⌄
5-Room flats at Block 221 Boon Lay Pl have recently resold for a median of about S$418k (S$356 psf), from 73 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
Is Block 221 Boon Lay Pl worth buying given its remaining lease?⌄
Block 221 Boon Lay Pl has about 52 years left on its 99-year lease (completed 1978). Below ~60 years, CPF usage and the maximum loan start to taper with the buyer's age, so check financing before committing. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 221 Boon Lay Pl?⌄
Gross rental yield at Block 221 Boon Lay Pl is about 8.3%, based on a median subletting rent of about S$2,900/mo against a resale price of about S$418k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 221 Boon Lay Pl?⌄
For a flat at about S$418k on a 25-year HDB-style loan, you'd need roughly S$3,332/mo in household income, with repayments around S$1,569/mo after a S$105k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 221 Boon Lay Pl?⌄
The nearest MRT/LRT station to Block 221 Boon Lay Pl is Lakeside MRT, about 975 m away (~15 min walk).
Which primary schools are within 1 km of Block 221 Boon Lay Pl?⌄
Boon Lay Garden Primary School, Rulang Primary School, Corporation Primary School are within 1 km of Block 221 Boon Lay Pl — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.