The listing is for a Common Room available for rent in 118C Jalan Membina, a stunning HDB Flat in Singapore. Available: Now Key feature ✓ Unblocked Sentosa view, no direct afternoon sun ✓ Kopitiam nearby ✓ Move-in condition ✓ Well-kept unit condition ✓ Fully furnished unit ✓ Functional layout ✓ Regular layout for furniture placement Looking for a HDB for Rent in Singapore? Membina 118 is the perfect property in Bukit Merah for you! Located in Bukit Merah HDB Estate, this development is part of District 3. Completed in 2003, Membina 118 is a 99 year leasehold HDB Development with a total of 143 units. It has a total of 30 floors and is one of 20 HDB blocks on Jalan Membina. Nearby amenities ⭑ Nearby MRTs • Tiong Bahru (440 m) - 4 mins walk • 5 MRTs within 1 km ⭑ Nearby Bus stops • Blk 104 (182 m) - 3 mins walk • Blk 111 (182 m) - 3 mins walk • Blk 201 (200 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Giant Express - Jalan Membina 26 (97 m) - 2 mins walk • FairPrice - Kim Tian (441 m) - 7 mins walk • FairPrice - Tiong Bahru Plaza (483 m) - 7 mins walk ⭑ Nearby Schools • Zhangde Primary School (231 m) - 4 mins walk • Henderson Secondary School (824 m) - 9 mins drive • Chij (Kellock) (837 m) - 6 mins drive • 3 more schools within 1 km ⭑ Nearby Parks • Tiong Bahru Park (642 m) - 4 mins drive • 3 parks within 5 km Please call Eric Tan from 99.co @ +659664XXXX to arrange for a viewing.
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: L3008899K
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Estimated sale value based on 489 HDB resale transactions (data.gov.sg) · 11 outliers removed (IQR)
Fair Value
S$183,601
S$1,080 psf
Asking Price
S$1,200
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.3%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
489 comps
Nearest MRT
Tiong Bahru
467m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
489 comparable transactions
S$980
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$1,080
Recent Comparable Transactions
10 shown · 489 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 88 DAWSON RD Floor 07 TO 09 | 893sqft | S$1,016,888 | ▲S$1,138 +5.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 88 DAWSON RD Floor 07 TO 09 | 893sqft | S$1,016,888 | ▲S$1,138 +5.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 86 DAWSON RD Floor 16 TO 18 | 893sqft | S$950,000 | ▼S$1,063 -1.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 92 DAWSON RD Floor 10 TO 12 | 1,023sqft | S$1,140,000 | ▲S$1,115 +3.2% vs FV | 99yr from 2016 |
Mar 2026 | Blk 88 DAWSON RD Floor 34 TO 36 | 893sqft | S$1,175,000 | ▲S$1,315 +21.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 94 DAWSON RD Floor 10 TO 12 | 947sqft | S$1,230,000 | ▲S$1,299 +20.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 87 DAWSON RD Floor 22 TO 24 | 893sqft | S$1,038,000 | ▲S$1,162 +7.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 5 DOVER CRES Floor 10 TO 12 | 1,012sqft | S$610,000 | ▼S$603 -44.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -21.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 4 HOLLAND CL Floor 10 TO 12 | 947sqft | S$650,000 | ▼S$686 -36.5% vs FV | 99yr from 1974 |
Mar 2026 | Blk 161 MEI LING ST Floor 13 TO 15 | 915sqft | S$580,000 | ▼S$634 -41.3% vs FV | 99yr from 1970 |
Blk 88 DAWSON RD
Mar 2026 · Floor 07 TO 09
+5.4% vs FV
Blk 88 DAWSON RD
Mar 2026 · Floor 07 TO 09
+5.4% vs FV
Blk 86 DAWSON RD
Mar 2026 · Floor 16 TO 18
-1.6% vs FV
Blk 92 DAWSON RD
Mar 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 88 DAWSON RD
Mar 2026 · Floor 34 TO 36
+21.8% vs FV
Blk 94 DAWSON RD
Mar 2026 · Floor 10 TO 12
+20.3% vs FV
Blk 87 DAWSON RD
Mar 2026 · Floor 22 TO 24
+7.6% vs FV
Blk 5 DOVER CRES
Mar 2026 · Floor 10 TO 12
-44.2% vs FV
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-21.9% vs FV
Blk 4 HOLLAND CL
Mar 2026 · Floor 10 TO 12
-36.5% vs FV
Blk 161 MEI LING ST
Mar 2026 · Floor 13 TO 15
-41.3% vs FV
HELIOS AI Analysis
The HDB 4 Room property located in Queenstown, with a remaining lease of 76 years, presents a compelling valuation of $183,601, translating to a price per square foot (PSF) of $1,080. This figure is notably positioned at a market price that reflects a 0% difference from the baseline valuation, indicating a stable pricing environment in the area. Such equilibrium suggests that the property is accurately priced in line with current market dynamics, a crucial factor for potential buyers and investors alike.
With a model confidence rating of high, this valuation is substantiated by an extensive analysis of 489 recent HDB resale transactions within the vicinity. The data reveals a consistent demand for HDBs in Queenstown, underscoring the area's desirability and the resilience of its property market. As Singapore continues to evolve, the longevity of the remaining lease further enhances the attractiveness of this property, allowing for a strong potential appreciation in value over time. Investors and homeowners should consider the implications of lease duration in their decision-making, as it plays a pivotal role in the long-term investment strategy for HDB properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.