25b Jalan Membina 164025, Tiong Bahru Station, Central Region, Singapore
$999,900
Wake up to a high floor, beautiful unblocked view daily! Fully Renovated unit, No Extension needed! All buyers welcome! Accessibility: Tiong Bahru MRT | 0.36km Groceries: Fortune Supermarket (Blk 115 Jalan Bukit Merah) | 0.31km Giant Express | 0.79km Shopping Malls: Tiong Bahru Plaza | 0.39km Valley Point | 1.1km Great World City | 1.33km IKEA Alexandra | 2.3km Eateries: Jalan Bukit Merah Hawker | 0.41km Bukit Merah View Hawker | 0.45km Beo Crescent Market | 0.62km Tiong Bahru Market | 0.77km Primary Schools: Zhangde Primary School | 0.09km Alexandra Primary School | 0.86km Radin Mas Primary School | 0.98km CHIJ (Kellock) | 1km River Valley Primary School | 1.67km Secondary Schools: Gan Eng Seng School | 0.63km CHIJ St. Theresa’s Convent | 0.98km Crescent Girls’ School | 1.39km For viewing arrangements, please contact Michael Luo @ 9857 XXXX
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
Automated Valuation based on 489 HDB resale transactions (data.gov.sg) · 11 outliers removed (IQR)
Fair Value
S$1.05M
S$1,081 psf
Asking Price
S$999,900
S$1,032 psf
vs Market
-4.5%
vs Last Done
-9.3%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
489 comps
Nearest MRT
Tiong Bahru
353m 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$1,081
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 +5.3% vs FV | 99yr from 2016 |
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 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 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 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 -41.4% vs FV | 99yr from 1970 |
Blk 88 DAWSON RD
Mar 2026 · Floor 07 TO 09
+5.3% 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 87 DAWSON RD
Mar 2026 · Floor 22 TO 24
+7.5% vs FV
Blk 94 DAWSON RD
Mar 2026 · Floor 10 TO 12
+20.2% 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
-41.4% vs FV
HELIOS AI Analysis
In the evolving landscape of Singapore's real estate market, the HDB 4-room unit in Queenstown presents a compelling investment opportunity, with an estimated value of $1,047,182 or $1,081 PSF. This valuation is underpinned by a robust remaining lease of 80 years, which significantly enhances the property's appeal in a market increasingly focused on leasehold duration. The high confidence level of our valuation, supported by a comprehensive analysis of 489 recent HDB resale transactions in the vicinity, indicates a strong alignment with current market trends.
The current market signal reveals a 4.5% difference from the baseline, suggesting that the property is competitively priced within the local context. This premium positioning reflects not only the intrinsic value of the unit itself but also the desirability of the Queenstown locale, known for its strategic accessibility and vibrant community amenities. As the demand for HDB units continues to evolve, this property stands out as a noteworthy option for discerning buyers seeking a blend of long-term value and lifestyle convenience.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.