197B Boon Lay Fields - 2 Units for Sale

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197B Boon Lay Fields – PropertyGuru Market Pulse Insights

The development remains visible within ongoing local property search behaviour over the past 30 days on PropertyGuru. Within the Boon Lay / Jurong / Tuas market, recent search patterns show the development continues to feature in the consideration set of active buyers exploring the area.

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 550K
  • Avg PSF: S$ 809 psf (35.51% lower compared to Boon Lay / Jurong / Tuas average of S$ 1,254 psf)
  • Available Units: 1
• 3-Bedroom Units:
  • Avg Asking Price: S$ 760K
  • Avg PSF: S$ 759 psf (17% lower compared to Boon Lay / Jurong / Tuas average of S$ 915 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point toward a consistent interest in the available configurations, with current activity distributed across the limited inventory. The project presents a significant value proposition, with both unit types priced at a notable discount compared to the broader Boon Lay / Jurong / Tuas average. This competitive pricing structure, combined with a low-supply environment of just one listing per type, suggests a high-demand, low-inventory dynamic for value-oriented buyers. Such pricing discipline is likely to sustain steady attention from those seeking entry-level options in this district.

Location & Lifestyle Highlights — 197B Boon Lay Fields 1140m (14 mins) to LAKESIDE MRT STATION — Direct access to the East-West Line makes commuting to the Jurong Lake District or the CBD straightforward and efficient. This modern development offers a practical living environment where daily essentials and reputable schools are just a short walk away. It is a great spot for those who want a balanced lifestyle in a well-established residential area. Nearby hotspots: MRT Stations:

• JURONG WEST MRT STATION (1534m, 18-19 mins) — Provides an additional transit option for residents heading towards the western industrial and commercial hubs.

Bus Stops (49 within 1 km):

• BLK 191 (180m, 2-3 mins) — Very close to home, offering quick bus connections for short trips around the neighborhood.
• BLK 206 (226m, 2-3 mins) — Conveniently located for residents to catch frequent services to nearby transport interchanges.

Education & Early Learning:

• MY FIRST SKOOL (47m, 1 min) — Located almost at your doorstep, making morning drop-offs incredibly easy for parents with young children.
• BOON LAY GARDEN PRIMARY SCHOOL (135m, 1-2 mins) — A very short walk away, ensuring a safe and stress-free commute for primary school students.
• RULANG PRIMARY SCHOOL (1022m, 12-13 mins) — A popular and well-regarded choice for families seeking quality primary education in the area.

Healthcare & Wellness:

• LAKESIDE FAMILY MEDICINE CLINIC (872m, 10-11 mins) — Nearby medical facility providing essential healthcare services and consultations for the family.
• GUARDIAN (1110m, 13-14 mins) — Accessible pharmacy for all your daily health supplies and personal care needs.

Shopping & Retail:

• FAIRPRICE (485m, 5-6 mins) — Just a few minutes away for quick and easy grocery runs any day of the week.
• JURONG POINT (1033m, 12-13 mins) — A major suburban mall offering a huge variety of retail brands, services, and entertainment under one roof.
• NTUC FAIRPRICE XTRA - JURONG POINT (1119m, 13-14 mins) — Large hypermarket ideal for extensive weekly grocery shopping and household essentials.

Dining & Food:

• BGAIN 221 EATING HOUSE (358m, 4-5 mins) — A nearby spot for affordable local meals and a quick bite close to home.
• BOON LAY 221 FOODHOUSE (451m, 5-6 mins) — Offers a variety of local food options for residents who enjoy dining out in the neighborhood.
• KOPITIAM (489m, 5-6 mins) — A convenient food court choice for a wide range of local dishes in a comfortable setting.

Highly attractive for: Young Families, First-time Buyers, and Practical Investors.

Market & Rental Insights

197B Boon Lay Fields demonstrates significant capital appreciation alongside a robust rental profile in the current market.

• PSF Appreciation:S$581.5 → S$651.5 over recent years (12.04%) from 2023 - 2025.
• Expected Rental Yield: At 5.3%, this project offers a strong return for investors.
• Transactions:1 rental transaction in the last 6 months indicates limited rental activity.
• PG Pulse Insight: With a 12.04% PSF growth and a strong rental yield of 5.3%, the project presents a compelling investment profile despite modest transaction volume.

Published date: September 16, 2026