26b Jalan Membina 165026, Tiong Bahru Station, Central Region, Singapore
$950,000
Why buy this house? - Short walk to Tiong Bahru MRT - Pure selling. No extension required - Corner end unit with recess area - Directly linked to multi storey carpark Condition of the house: - Well maintained condition - Bright & airy Amenities: - 24 hours Giant supermarket downstairs - 2 Coffeeshops downstairs - Tiong Bahru Plaza with Cinema and Fairprice Finest - Hawker centre at Blk 112 Jalan Bukit Merah, Blk 115 Bukit Merah View, Beo Crescent Market, Blk 22A Havelock Road, Tiong Bahru Market Schools (within 1 km) - Radin Mas Primary School - Zhangde Primary School - Alexandra Primary School - CHIJ (Kellock) - Gan Eng Seng School - CHIJ St Theresa's Convent Available Bus: 195, 123, 65, 14, 5, 120, 195A Dear Buyers, Do you have the following concerns? 1) Should I buy BTO, resale HDB, EC or Private property? 2) Am I paying the RIGHT PRICE? 3) Is this the RIGHT TIME to buy? 4) How much cash & CPF do I need to prepare? 5) Is FREEHOLD or LEASEHOLD property better? 6) Should I buy RESALE or BRAND NEW property? Dear Owners, Do you have the following concerns? 1) Am I selling at the RIGHT PRICE? 2) Is this the RIGHT TIME to sell or when will the prices go up? 3) Where to find the RIGHT BUYER for my house? 4) Shall I SELL FIRST or BUY FIRST? 5) What can I buy next? If you are confused with the current property market and not sure what your best options are, feel free to contact me at 9.4.5.2.3.4.0.5 to find out more
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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Automated Valuation based on 489 HDB resale transactions (data.gov.sg) · 11 outliers removed (IQR)
Fair Value
S$988,205
S$1,080 psf
Asking Price
S$950,000
S$1,038 psf
vs Market
-3.9%
vs Last Done
-8.8%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
489 comps
Nearest MRT
Tiong Bahru
394m 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 in Queenstown, with a remaining lease of 80 years, has been valued at an estimated price of $988,205, equating to approximately $1,080 per square foot (PSF). This valuation is indicative of the current market dynamics, as it reflects a 3.9% difference from the baseline pricing in the area. Such a minor fluctuation suggests a stable market environment, where demand remains robust despite broader economic uncertainties. Additionally, the valuation is backed by a compelling dataset derived from 489 recent HDB resale transactions within the vicinity, enhancing the reliability of this assessment.
Queenstown, a well-established residential precinct, is known for its strategic location and accessibility to amenities, making it a sought-after choice for families and investors alike. The remaining lease of 80 years provides a significant buffer, allowing prospective buyers to contemplate long-term ownership without immediate concerns regarding lease expiration. With a high model confidence rating, this valuation position underscores the resilience of the HDB market in Queenstown, highlighting both its investment potential and the enduring appeal of public housing in Singapore's evolving landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.