196B Boon Lay Fields - 1 Units for Sale

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196B Boon Lay Fields – PropertyGuru Market Pulse Insights

Search activity over the past month shows the development continuing to appear in the local consideration set within the Boon Lay / Jurong / Tuas market. Drawing on 30 days of PropertyGuru search activity, the property remains visible to active buyer seekers exploring residential options in this part of the island. This presence in recent search patterns indicates that it continues to be a point of reference for those monitoring the local HDB sector.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 718K
  • Avg PSF: S$ 717 psf (18.92% lower compared to Boon Lay / Jurong / Tuas average of S$ 885 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for those looking at this development. With only 2 units currently available, the inventory for these layouts remains tight, which may support pricing stability despite the limited volume. Overall, the property is positioned at a notable discount compared to the broader district average, offering a more accessible entry point for buyers in the area. This combination of low supply and competitive per-square-foot pricing suggests a selective but firm level of market support.

Location & Lifestyle Highlights — 196B Boon Lay Fields

1340m (16 mins) to LAKESIDE MRT STATION — This station connects you directly to the East-West Line, making it a breeze to reach the Jurong Lake District or travel straight into the CBD for work.

This development offers a modern and efficient living space right in the heart of a mature residential area, perfect for those who value a practical and well-connected home base. You will find everything you need for daily life within easy reach, from reputable schools to bustling suburban malls.

Nearby hotspots:

MRT Stations:

• JURONG WEST MRT STATION (1749m, 20-21 mins) — Provides an additional transport option for residents looking to access different parts of the Jurong West extension.

Bus Stops (32 within 1 km):

• BLK 191 (376m, 4-5 mins) — Very close by for a quick bus ride around the neighborhood or to the nearest transport hub.
• BLK 206 (421m, 5-6 mins) — Offers convenient access to multiple bus services for your daily commute.

Education & Early Learning:

• BOON LAY GARDEN PRIMARY SCHOOL (108m, 1-2 mins) — An incredibly short walk for young students, making the morning school run completely stress-free for parents.
• MY FIRST SKOOL (133m, 1-2 mins) — Excellent childcare and early education located almost right at your doorstep.
• RULANG PRIMARY SCHOOL (1016m, 12-13 mins) — A well-regarded primary school option within a reasonable distance for growing families.

Healthcare & Wellness:

• LAKESIDE FAMILY MEDICINE CLINIC (1055m, 12-13 mins) — Reliable medical care nearby for routine check-ups and family health needs.
• GUARDIAN (1305m, 15-16 mins) — A handy spot to pick up health supplements, personal care items, and pharmacy essentials.

Shopping & Retail:

• FAIRPRICE (680m, 8-9 mins) — Your go-to for fresh groceries and household necessities just a short stroll away.
• JURONG POINT (1228m, 14-15 mins) — A massive suburban mall offering a huge variety of retail brands, services, and entertainment.
• NTUC FAIRPRICE XTRA - JURONG POINT (1314m, 15-16 mins) — A large-scale hypermarket perfect for the weekly family grocery haul.

Dining & Food:

• BGAIN 221 EATING HOUSE (553m, 6-7 mins) — A great local spot for affordable and delicious everyday meals.
• BOON LAY 221 FOODHOUSE (646m, 7-8 mins) — Offers a variety of local hawker favorites for those who enjoy dining out nearby.
• KOPITIAM (684m, 8-9 mins) — A comfortable, air-conditioned environment to enjoy a wide range of local food options.

Highly attractive for: Young Families, Education-focused Parents, and Practical Investors.

Market & Rental Insights

196B Boon Lay Fields demonstrates a market profile characterized by significant capital appreciation and high yield potential for investors.

• PSF Appreciation:S$579 psf → S$644 psf over recent years (+11.23%) from 2023 - 2026.
• Expected Rental Yield: At 6.39%, this reflects a strong return for investors.
• Transactions:1 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a PSF growth of +11.23% and a strong rental yield of 6.39%, 196B Boon Lay Fields presents a compelling case for capital growth despite modest transaction volumes.

Published date: November 4, 2026