If you’ve been scrolling property listings in Singapore’s west, chances are you’ve spotted 221 Boon Lay Place come up more than once. This HDB block in Jurong West has been quietly catching attention among buyers who want more space without a premium price tag—5-room flats here have traded between $323,000 and $531,000 based on transactions since 2017.

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Property Type: 99-year Leasehold HDB · Location: Jurong West, Singapore · Postal Code: 640221 · Notable Shops: Singapore Pools, Siam Square Mookata · Rooms Available: 5 Rooms

Quick snapshot

1Confirmed facts
2What’s unclear
  • Current occupancy details for all retail units
  • Exact opening date for Lite Mobile at the address
  • Full vendor list for the on-site coffee shop
3Timeline signal
4What’s next

The table below consolidates core property details sourced from multiple Singapore property portals.

Detail Information
Address 221 Boon Lay Place, Singapore 640221
Type HDB 5 Rooms
Tenure 99 Years Leasehold (1979)
Area Jurong West
Key Tenant Singapore Pools

What is 221 Boon Lay Place?

221 Boon Lay Place is a residential HDB block in Jurong West, Singapore. The Housing & Development Board developed the block, which was completed in 1979 with a 99-year lease. That gives the block approximately 52 years of remaining lease as of early 2025. The block rises 25 storeys and holds 84 units, all of them 5-room flats at 109 square metres each.

Property Details

Residents in the neighbourhood have access to several nearby schools: Boon Lay Garden Primary School, Rulang Primary School, and Corporation Primary School all sit within 1 kilometre of the block, according to StackProperty. For groceries, Fairprice, Good Luck Supermarket, and Sheng Siong are all within walking distance. For bigger shopping trips, residents head to Boon Lay Shopping Centre or Jurong Point, the latter being one of the larger malls in the area.

Location Overview

The block sits near Boon Lay MRT Station on the East-West Line, making it practical for commuters working in the city centre or heading to other parts of Singapore. Public bus connections also serve the area.

Bottom line: For families seeking a settled Jurong West address with MRT access and nearby schools, 221 Boon Lay Place fits practical needs—but buyers must weigh the remaining lease carefully before committing.

Shops at 221 Boon Lay Place

The commercial units on the ground floor and lower floors of 221 Boon Lay Place serve the daily needs of residents. Key businesses confirmed as operating at this address include Singapore Pools, a traditional coffee shop, and Lite Mobile.

Coffee Shop

The on-site coffee shop serves the usual mix of local breakfast staples: toast, eggs, noodles, and kaya. It functions as a neighbourhood gathering point as much as a food outlet.

Lite Mobile

Lite Mobile appears in directory listings for the address and appears to operate as a mobile phone and accessory retailer. The exact unit number and opening date are not confirmed in current records.

Source

Confirmed shop names come from directory listings and public transaction records. Exact occupancy and business registration details for all units would require verification with the Singapore Business File or on-site confirmation.

221 Boon Lay Place #01-104

Unit #01-104 sits at the street level of the block. Some public listings and transaction records reference this unit number, particularly in sale records for the residential block. The address 221 Boon Lay Place spans both the residential tower and the attached commercial units, which can create confusion when searching for specific businesses.

Unit Details

Public records associate unit numbers with specific transactions, but the directory connecting unit numbers to named businesses is not fully consolidated online. Buyers or tenants searching for a specific business at the address should cross-reference the postal code (640221) with the specific unit number to confirm.

221 Boon Lay Place for Sale

Recent resale transactions at 221 Boon Lay Place show a consistent upward price movement. The earliest recorded sale in the available dataset is $275,000 in July 2020 for a 5-room unit. By June 2021, a unit sold for $337,000. Prices moved to $420,000 in October 2022, $465,000 in February 2024, and the most recent trade recorded at $515,000 in January 2025. That represents a roughly 87% increase over less than five years.

Recent Transactions

According to CheckHowMuch, seven transactions have been recorded since 2017. The resale price range spans $323,000 to $531,000 across the full dataset. The median price per square metre stands at $3,624, and EdgeProp reports a 30.4% appreciation over five years for this block.

Pricing Info

Active listings are currently asking higher than recent trades. One listing on Listings.sg shows a 5-room, 1,173 square foot unit priced at $538,000, which translates to roughly $459 per square foot. That is about 4.5% above the most recent transaction price. Rental data from EdgeProp shows 5-room units commanding between $2,900 and $4,100 per month depending on floor level and condition.

The upshot

For buyers entering the Jurong West market at 221 Boon Lay Place, the recent price trend is encouraging if you caught it before 2020. For those buying today, the spread between asking prices and last traded prices warrants a closer look at what you’re actually getting relative to the lease remaining.

The implication for today’s buyers is that the lease decay arithmetic deserves careful modelling—every year remaining on the 99-year tenure narrows the resale window.

Food and Directory at 221 Boon Lay Place

Beyond the on-site coffee shop, residents of 221 Boon Lay Place have access to additional food options nearby. The neighbourhood supports a mix of hawker centres, coffee shops, and casual restaurants that cover daily meal needs without requiring a trip to the mall.

Food Options

Siam Square Mookata appears in public reviews for the area and is cited in local directory listings. Mookata—a Thai-style barbecue-and-hotpot concept—has become a popular gathering option for weekend meals. The full vendor list for the neighbourhood is not comprehensively documented in any single online directory.

Street Directory

For residents or visitors planning routes, Streetdirectory.com provides mapping for the postal code 640221, including driving directions, public transport options, and nearby points of interest. The postal code covers both the residential block and the commercial stretch along Boon Lay Place.

Source

Street directory information comes from publicly available mapping services. For the most current vendor listings at specific commercial units, direct enquiry with the block’s management council or on-site visit is recommended.

The catch for foodies relying on online directories is that vendor turnover in neighbourhood coffee shops can outpace digital listings—on-the-ground visits remain the most reliable way to discover what’s actually open.

The specification table below summarises key property metrics drawn from multiple Singapore property data sources.

Specification Detail
Postal Code 640221
Tenure 99-year leasehold from 1979
Flat Type 5-room standard
Unit Floor Size 109 sqm
Total Units 84
Storeys 25
Developer Housing & Development Board (HDB)
Transaction Jul 2020 S$275,000 (99.co property portal)
Transaction Jun 2021 S$337,000 (99.co property portal)
Transaction Oct 2022 S$420,000, floors 7–9 (PropertyVow listing service)
Transaction Feb 2024 S$465,000, floors 10–12 (PropertyVow listing service)
Transaction Jan 2025 S$515,000, latest sale (StackProperty property analytics)
PSF Range S$510 – S$5,840 (PropertyGuru property portal)
Median PSF S$3,624, up 30.4% over 5 years (CheckHowMuch property database)
Rental Range (5-room) S$2,900 – S$4,100/month (EdgeProp real estate news)
Transactions in Last 3 Years 3 (StackProperty property analytics)

The pattern across these transactions is clear: prices have climbed steadily from $275,000 to $515,000 since 2020, but the window for profitable resale narrows as the lease counts down.

Upsides

  • Mature Jurong West neighbourhood with MRT access
  • Recent transactions show consistent price appreciation
  • 5-room layout at 109 sqm offers practical family living space
  • Nearby Boon Lay Shopping Centre and Jurong Point
  • Rental demand at $2,900–$4,100/month signals investor interest

Downsides

  • Approximately 52 years lease remaining—lease decay is a real consideration
  • Only 5-room units available; no mix of smaller flat types
  • Block built in 1979; older building infrastructure
  • No confirmed MRT expansion plans that directly benefit this address
  • Limited public data on current occupancy of commercial units

Block 221 at Boon Lay Place is a residential HDB block in Jurong West, Singapore, built in 1979 with approximately 52 years remaining on its 99-year lease.

CheckHowMuch property database

Median $3,624 per sqm. Up 30.4% over 5 years.

CheckHowMuch property database

The latest resale transaction was in January 2025 while the highest transacted price was recorded in January 2025 for a 5-room unit at $515,000.

StackProperty property analytics

In last 12 months, sale prices at S$531,000 and rents from S$2,900 to S$4,100.

EdgeProp Singapore property news

221 Boon Lay Place sits in the middle of Jurong West’s mature housing stock—established enough that the neighbourhood works without needing explanation, but aged enough that the lease remaining is a real factor in any purchase decision. The transaction record since 2020 tells a straightforward story of price growth, but that growth has come alongside a shrinking clock on the 99-year lease. For Singapore HDB buyers who grew up in the west and know Jurong well, the block checks practical boxes. For investors weighing yield against lease risk, the rental returns at $2,900 to $4,100 per month are notable but the arithmetic of lease decay deserves its own calculation. The neighbourhood will remain liveable and in demand for years to come; the question is how the market prices that liveliness when half the lease is gone.

Bottom line: 221 Boon Lay Place offers an accessible entry point into Jurong West for families wanting a 5-room flat near MRT and malls. The transaction record since 2020 shows meaningful price appreciation, but buyers should factor in the remaining lease carefully—roughly 52 years left means that future resale value depends heavily on what HDB policy looks like by mid-century.
Additional sources

8prop.com, propertyguru.com.sg, srx.com.sg, ohmyhome.com

Residents of 221 Boon Lay Place benefit from seamless connectivity via the nearby Boon Lay Bus Interchange, right beside Boon Lay MRT for easy commutes.

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Frequently asked questions

What MRT stations are near 221 Boon Lay Place?

The nearest MRT station is Boon Lay MRT Station on the East-West Line. It is within walking distance of the block, roughly a 10-minute walk. Pioneer MRT Station is another nearby option on the same line.

How accessible is 221 Boon Lay Place by bus?

Several bus routes serve stops near 221 Boon Lay Place. The block’s address at 221 Boon Lay Place falls within a well-connected bus network in Jurong West, with routes linking to Boon Lay MRT, Jurong Point, and surrounding neighbourhoods.

Are there supermarkets near 221 Boon Lay Place?

Yes. Residents have access to Sheng Siong Supermarket (located at Blk 221 Boon Lay Place), Fairprice, and Good Luck Supermarket within the immediate area. Jurong Point shopping mall also has a larger grocery selection.

What schools are close to 221 Boon Lay Place?

Three primary schools sit within 1 kilometre of the block: Boon Lay Garden Primary School, Rulang Primary School, and Corporation Primary School. Secondary schools and junior colleges are available a short bus ride away in the broader Jurong West area.

Is parking available at 221 Boon Lay Place?

HDB season parking and open lot parking are available for residents and visitors. The Boon Lay area also has public parking facilities, and Jurong Point shopping mall offers covered parking for longer stays.

What is the nearest shopping mall to 221 Boon Lay Place?

The nearest major shopping mall is Jurong Point along Jurong West Street 91, one of the largest suburban malls in the area. Boon Lay Shopping Centre, sharing the same address as the residential block, is the closest option for quick convenience shopping.

Are there clinics at 221 Boon Lay Place?

The Jurong West area has several clinics and dental practices. For specialist or hospital care, Ng Teng Fong General Hospital in Jurong East is the nearest public hospital serving the western region of Singapore.

For readers exploring similar Jurong West HDB options or comparing condo choices in the wider region, these related guides may help with broader context.