22 Jalan Membina 166022, Tiong Bahru Station, Central Region, Singapore
$1,950 /month
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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Estimated sale value based on 489 HDB resale transactions (data.gov.sg) · 11 outliers removed (IQR)
Fair Value
S$1.14M
S$1,081 psf
Asking Price
S$1,950
S$2 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
489 comps
Nearest MRT
Tiong Bahru
173m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
489 comparable transactions
S$981
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$1,081
Recent Comparable Transactions
10 shown · 489 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 130 CLARENCE LANE Floor 16 TO 18 | 1,119sqft | S$1,038,000 | ▼S$927 -14.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 130 CLARENCE LANE Floor 16 TO 18 | 1,119sqft | S$1,038,000 | ▼S$927 -14.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 88 DAWSON RD Floor 07 TO 09 | 893sqft | S$1,016,888 | ▲S$1,138 +5.3% vs FV | 99yr from 2016 |
Mar 2026 | Blk 86 DAWSON RD Floor 16 TO 18 | 893sqft | S$950,000 | ▼S$1,063 -1.7% vs FV | 99yr from 2016 |
Mar 2026 | Blk 92 DAWSON RD Floor 10 TO 12 | 1,023sqft | S$1,140,000 | ▲S$1,115 +3.1% vs FV | 99yr from 2016 |
Mar 2026 | Blk 88 DAWSON RD Floor 34 TO 36 | 893sqft | S$1,175,000 | ▲S$1,315 +21.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 94 DAWSON RD Floor 10 TO 12 | 947sqft | S$1,230,000 | ▲S$1,299 +20.2% vs FV | 99yr from 2021 |
Mar 2026 | Blk 87 DAWSON RD Floor 22 TO 24 | 893sqft | S$1,038,000 | ▲S$1,162 +7.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 89 DAWSON RD Floor 22 TO 24 | 1,023sqft | S$1,300,000 | ▲S$1,271 +17.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 86 DAWSON RD Floor 07 TO 09 | 936sqft | S$1,160,000 | ▲S$1,239 +14.6% 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 |
Blk 130 CLARENCE LANE
Mar 2026 · Floor 16 TO 18
-14.2% vs FV
Blk 130 CLARENCE LANE
Mar 2026 · Floor 16 TO 18
-14.2% vs FV
Blk 88 DAWSON RD
Mar 2026 · Floor 07 TO 09
+5.3% vs FV
Blk 86 DAWSON RD
Mar 2026 · Floor 16 TO 18
-1.7% vs FV
Blk 92 DAWSON RD
Mar 2026 · Floor 10 TO 12
+3.1% vs FV
Blk 88 DAWSON RD
Mar 2026 · Floor 34 TO 36
+21.6% vs FV
Blk 94 DAWSON RD
Mar 2026 · Floor 10 TO 12
+20.2% vs FV
Blk 87 DAWSON RD
Mar 2026 · Floor 22 TO 24
+7.5% vs FV
Blk 89 DAWSON RD
Mar 2026 · Floor 22 TO 24
+17.6% vs FV
Blk 86 DAWSON RD
Mar 2026 · Floor 07 TO 09
+14.6% vs FV
Blk 5 DOVER CRES
Mar 2026 · Floor 10 TO 12
-44.2% vs FV
HELIOS AI Analysis
In the heart of Queenstown, this HDB 4-room unit represents a compelling opportunity in a highly sought-after residential enclave. With a remaining lease of 74 years, the property is positioned to appeal to both families and investors alike, benefiting from the area's rich historical significance and ongoing urban development initiatives. The estimated value of $1,139,677, translating to $1,081 PSF, aligns perfectly with current market dynamics, indicating a stable demand for residential properties in this locality.
The valuation is particularly noteworthy given the recent market activity, with a robust dataset of 489 resale transactions in the vicinity. This data not only enhances the model's confidence rating to high but also underscores a market price that reflects a 0% difference from the baseline, suggesting a strong equilibrium between supply and demand. As Queenstown continues to evolve, driven by infrastructure improvements and lifestyle enhancements, this property stands as a testament to the enduring value of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.