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
Estimated sale value based on 138 HDB resale transactions (data.gov.sg)
Fair Value
S$1.17M
S$988 psf
Asking Price
S$4,800
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
138 comps
Nearest MRT
Tiong Bahru
151m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
138 comparable transactions
S$896
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$988
Recent Comparable Transactions
10 shown · 138 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 -20.5% vs FV | 99yr from 1975 |
Mar 2026 | Blk 20 HOLLAND DR Floor 07 TO 09 | 1,259sqft | S$988,000 | ▼S$785 -20.5% vs FV | 99yr from 1975 |
Feb 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,259sqft | S$980,000 | ▼S$778 -21.3% vs FV | 99yr from 1975 |
Jan 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,227sqft | S$960,000 | ▼S$782 -20.9% vs FV | 99yr from 1975 |
Nov 2025 | Blk 20 HOLLAND DR Floor 10 TO 12 | 1,259sqft | S$975,000 | ▼S$774 -21.7% vs FV | 99yr from 1975 |
Feb 2025 | Blk 20 HOLLAND DR Floor 22 TO 24 | 1,259sqft | S$985,000 | ▼S$782 -20.9% vs FV | 99yr from 1975 |
Oct 2024 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,259sqft | S$960,000 | ▼S$762 -22.9% vs FV | 99yr from 1975 |
Apr 2024 | Blk 20 QUEEN'S CL Floor 01 TO 03 | 1,410sqft | S$1,000,000 | ▼S$709 -28.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 21 QUEEN'S CL Floor 16 TO 18 | 1,335sqft | S$1,000,000 | ▼S$749 -24.2% vs FV | 99yr from 1996 |
Feb 2026 | Blk 92 DAWSON RD Floor 19 TO 21 | 1,313sqft | S$1,700,000 | ▲S$1,295 +31.1% vs FV | 99yr from 2016 |
Feb 2026 | Blk 17 DOVER CRES Floor 19 TO 21 | 1,206sqft | S$1,035,000 | ▼S$859 -13.1% vs FV | 99yr from 2003 |
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-20.5% vs FV
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-20.5% vs FV
Blk 20 HOLLAND DR
Feb 2026 · Floor 04 TO 06
-21.3% vs FV
Blk 20 HOLLAND DR
Jan 2026 · Floor 04 TO 06
-20.9% vs FV
Blk 20 HOLLAND DR
Nov 2025 · Floor 10 TO 12
-21.7% vs FV
Blk 20 HOLLAND DR
Feb 2025 · Floor 22 TO 24
-20.9% vs FV
Blk 20 HOLLAND DR
Oct 2024 · Floor 04 TO 06
-22.9% vs FV
Blk 20 QUEEN'S CL
Apr 2024 · Floor 01 TO 03
-28.2% vs FV
Blk 21 QUEEN'S CL
Mar 2026 · Floor 16 TO 18
-24.2% vs FV
Blk 92 DAWSON RD
Feb 2026 · Floor 19 TO 21
+31.1% vs FV
Blk 17 DOVER CRES
Feb 2026 · Floor 19 TO 21
-13.1% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 5 Room property in Queenstown, with a remaining lease of 75 years, stands at an estimated value of $1,170,035, translating to a price per square foot (PSF) of $988. This valuation reflects a market price that is in alignment with the baseline, showcasing a stable property market in the Queenstown area. The current valuation indicates a robust demand for HDB properties, particularly in well-established districts such as Queenstown, which is known for its strategic location and accessibility.</p> <p>Our analysis is based on a comprehensive review of 138 recent HDB resale transactions within the vicinity, reinforcing the model's high confidence level. The consistency in pricing suggests a balanced market, where supply and demand are well-matched, and highlights the desirability of Queenstown as a residential hub. With the remaining lease of 75 years, this property holds significant appeal for potential buyers seeking longevity in their investment, further solidifying its valuation amidst the dynamic landscape of Singapore’s real estate market.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.