21 Jalan Membina 163021, Tiong Bahru Station, Central Region, Singapore
$1,099,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$738,806
S$762 psf
Asking Price
S$1.10M
S$1,134 psf
vs Market
+48.8%
vs Last Done
+55.8%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tiong Bahru
199m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$692
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$762
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2024 | Blk 21 QUEEN'S CL Floor 16 TO 18 | 1,152sqft | S$838,000 | ▼S$728 -4.5% vs FV | 99yr from 1996 |
Nov 2024 | Blk 21 QUEEN'S CL Floor 16 TO 18 | 1,152sqft | S$838,000 | ▼S$728 -4.5% vs FV | 99yr from 1996 |
Jul 2024 | Blk 21 QUEEN'S CL Floor 04 TO 06 | 1,152sqft | S$755,000 | ▼S$656 -13.9% vs FV | 99yr from 1996 |
Blk 21 QUEEN'S CL
Nov 2024 · Floor 16 TO 18
-4.5% vs FV
Blk 21 QUEEN'S CL
Nov 2024 · Floor 16 TO 18
-4.5% vs FV
Blk 21 QUEEN'S CL
Jul 2024 · Floor 04 TO 06
-13.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Queenstown, with a remaining lease of 74 years, stands at an estimated value of $738,806, equating to $762 per square foot. This valuation reflects a notable premium in the current market, as it indicates an above-market positioning with a significant 48.8% difference from the baseline valuation. Such a discrepancy suggests that the property is being perceived as highly desirable, likely due to Queenstown's strategic location and the ongoing development initiatives in the vicinity that enhance the overall appeal of the area.
However, it is essential to approach this valuation with caution, as the model confidence remains low, based on the analysis of only two recent HDB resale transactions in the vicinity. The limited data points may not fully capture the prevailing market dynamics or potential fluctuations in demand. As the remaining lease period of 74 years is considered, it is crucial for prospective buyers to evaluate the long-term implications of lease tenure on value appreciation. In conclusion, while the premium valuation reflects a robust interest in Queenstown properties, potential investors should remain vigilant regarding market trends and surrounding developments that could influence future resale values.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.