20 Jalan Membina 164020, Tiong Bahru Station, Central Region, Singapore
$4,800 /month












HDB Tiong Bahru Court, 20 Jalan Membina 164020 5room hdb flat, 110sqm, TOP 2001 just beside Tiong Bahru MRT high floor available mid of Dec 2025 Can be fully furnished or partially furnished View by appt Please contact helen at 8128-99o8 for viewing. Discover your new home in this spacious 3-bedroom HDB rental located at 20, Jalan Membina, Singapore, available now! This well-designed unit boasts 1184 sqft of living space and comes with 2 bathrooms, making it perfect for families or professionals. Enjoy modern comforts with features like air conditioning, a fully-equipped kitchen, and ample storage solutions. The property is conveniently located just 0.7 km from Tiong Bahru MRT station, providing easy access to the city. Families will appreciate the proximity to Gan Eng Seng School (0.8 km) and Stage for Kids Global (1.0 km), ensuring quality education options for your children. For your shopping needs, Giant Express - Jalan Membina (0.5 km) is nearby, while Tiong Bahru Mall (0.9 km) offers a variety of retail and dining options. Embrace a vibrant lifestyle with the Valley Point Shopping Centre (1.2 km) just a short distance away. With its prime location and spacious layout, this rental is a fantastic opportunity not to be missed. Schedule a viewing today and make this charming apartment your next home!
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: L3002382K
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Estimated sale value based on 6 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.01M
S$857 psf
Asking Price
S$4,800
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Tiong Bahru
151m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$777
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$857
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 20 HOLLAND DR Floor 07 TO 09 | 1,259sqft | S$988,000 | ▼S$785 -8.4% vs FV | 99yr from 1975 |
Mar 2026 | Blk 20 HOLLAND DR Floor 07 TO 09 | 1,259sqft | S$988,000 | ▼S$785 -8.4% vs FV | 99yr from 1975 |
Feb 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,259sqft | S$980,000 | ▼S$778 -9.2% vs FV | 99yr from 1975 |
Jan 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,227sqft | S$960,000 | ▼S$782 -8.8% vs FV | 99yr from 1975 |
Nov 2025 | Blk 20 HOLLAND DR Floor 10 TO 12 | 1,259sqft | S$975,000 | ▼S$774 -9.7% vs FV | 99yr from 1975 |
Feb 2025 | Blk 20 HOLLAND DR Floor 22 TO 24 | 1,259sqft | S$985,000 | ▼S$782 -8.8% vs FV | 99yr from 1975 |
Oct 2024 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,259sqft | S$960,000 | ▼S$762 -11.1% vs FV | 99yr from 1975 |
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-8.4% vs FV
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-8.4% vs FV
Blk 20 HOLLAND DR
Feb 2026 · Floor 04 TO 06
-9.2% vs FV
Blk 20 HOLLAND DR
Jan 2026 · Floor 04 TO 06
-8.8% vs FV
Blk 20 HOLLAND DR
Nov 2025 · Floor 10 TO 12
-9.7% vs FV
Blk 20 HOLLAND DR
Feb 2025 · Floor 22 TO 24
-8.8% vs FV
Blk 20 HOLLAND DR
Oct 2024 · Floor 04 TO 06
-11.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Queenstown, with a remaining lease of 75 years, stands at an estimated value of $1,014,610, translating to $857 PSF. This valuation reflects a pivotal moment in the local real estate market, exhibiting a market price that is aligned with the baseline, demonstrating a 0% difference. Such a signal suggests stability in the area, indicating that current market expectations are consistent with recent sales data.
However, the model confidence for this valuation is categorized as low, which necessitates careful consideration. This low confidence level arises from the analysis of only six recent HDB resale transactions in the vicinity, highlighting potential volatility or a lack of robust market activity. The Queenstown region, historically known for its desirable location and community amenities, may be experiencing unique market dynamics influenced by external economic factors and housing supply constraints. As leasehold properties like this one retain their value over time, prospective buyers and investors should remain vigilant of trends and shifts that could impact future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.