25a Jalan Membina 162025, Tiong Bahru Station, Central Region, Singapore
$1,220,000
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…
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Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$1.33M
S$1,123 psf
Asking Price
S$1.22M
S$1,030 psf
vs Market
-8.3%
vs Last Done
+6.1%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
16 comps
Nearest MRT
Tiong Bahru
331m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$1,019
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$1,123
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 50 STRATHMORE AVE Floor 16 TO 18 | 1,184sqft | S$1,150,000 | ▼S$971 -13.5% vs FV | 99yr from 2006 |
May 2026 | Blk 50 STRATHMORE AVE Floor 16 TO 18 | 1,184sqft | S$1,150,000 | ▼S$971 -13.5% vs FV | 99yr from 2006 |
May 2026 | Blk 48 STRATHMORE AVE Floor 31 TO 33 | 1,184sqft | S$1,250,000 | ▼S$1,056 -6.0% vs FV | 99yr from 2006 |
Apr 2026 | Blk 48 STRATHMORE AVE Floor 25 TO 27 | 1,184sqft | S$1,258,000 | ▼S$1,062 -5.4% vs FV | 99yr from 2006 |
Mar 2026 | Blk 91 TANGLIN HALT RD Floor 31 TO 33 | 1,184sqft | S$1,395,000 | ▲S$1,178 +4.9% vs FV | 99yr from 2008 |
Dec 2025 | Blk 52 STRATHMORE AVE Floor 37 TO 39 | 1,184sqft | S$1,280,000 | ▼S$1,081 -3.7% vs FV | 99yr from 2006 |
Dec 2025 | Blk 91 TANGLIN HALT RD Floor 16 TO 18 | 1,184sqft | S$1,231,880 | ▼S$1,040 -7.4% vs FV | 99yr from 2008 |
Nov 2025 | Blk 49 STRATHMORE AVE Floor 04 TO 06 | 1,184sqft | S$1,150,000 | ▼S$971 -13.5% vs FV | 99yr from 2006 |
Oct 2025 | Blk 91 TANGLIN HALT RD Floor 07 TO 09 | 1,184sqft | S$1,100,000 | ▼S$929 -17.3% vs FV | 99yr from 2008 |
Jul 2025 | Blk 50 STRATHMORE AVE Floor 25 TO 27 | 1,184sqft | S$1,170,000 | ▼S$988 -12.0% vs FV | 99yr from 2006 |
Apr 2025 | Blk 50 STRATHMORE AVE Floor 04 TO 06 | 1,184sqft | S$1,150,000 | ▼S$971 -13.5% vs FV | 99yr from 2006 |
Blk 50 STRATHMORE AVE
May 2026 · Floor 16 TO 18
-13.5% vs FV
Blk 50 STRATHMORE AVE
May 2026 · Floor 16 TO 18
-13.5% vs FV
Blk 48 STRATHMORE AVE
May 2026 · Floor 31 TO 33
-6.0% vs FV
Blk 48 STRATHMORE AVE
Apr 2026 · Floor 25 TO 27
-5.4% vs FV
Blk 91 TANGLIN HALT RD
Mar 2026 · Floor 31 TO 33
+4.9% vs FV
Blk 52 STRATHMORE AVE
Dec 2025 · Floor 37 TO 39
-3.7% vs FV
Blk 91 TANGLIN HALT RD
Dec 2025 · Floor 16 TO 18
-7.4% vs FV
Blk 49 STRATHMORE AVE
Nov 2025 · Floor 04 TO 06
-13.5% vs FV
Blk 91 TANGLIN HALT RD
Oct 2025 · Floor 07 TO 09
-17.3% vs FV
Blk 50 STRATHMORE AVE
Jul 2025 · Floor 25 TO 27
-12.0% vs FV
Blk 50 STRATHMORE AVE
Apr 2025 · Floor 04 TO 06
-13.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Queenstown, with a remaining lease of 80 years, presents a compelling opportunity for potential buyers. With an estimated value of $1,329,891 (equivalent to $1,123 PSF), this property stands out in a competitive marketplace. The analysis, based on a robust dataset of 16 recent HDB resale transactions in the vicinity, indicates a favorable market signal categorized as a Good Deal, reflecting an 8.3% difference from the baseline. This suggests that the property is priced attractively relative to comparable units, making it an appealing option for both homeowners and investors alike.
The current dynamics of the Queenstown property market, characterized by a strong demand for HDB units with decent lease tenure, reinforce this valuation. The medium model confidence indicates a reliable assessment, yet it is prudent for buyers to consider the broader economic indicators that may impact the HDB market in the near future. Factors such as ongoing urban development, proximity to amenities, and the overall desirability of the Queenstown locale are likely to play a pivotal role in sustaining the value of this property. Therefore, this HDB unit not only offers a sound investment but also positions itself advantageously within Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.