118b Jalan Membina 162118, Tiong Bahru Station, Central Region, Singapore
$950,000
Ohmyhome Exclusive Listing! *Please call Louis @ 9727XXXX* Asking $950k (negotiable) See to believe! 118B Jalan Membina - (4 room) for Sale! Balance Lease: 78yrs - 85 sqm / 915 sqft - 3 Bedrooms (1 room converted to walk-in wardrobe) - 9-11 floor - Designer Deco with Toto fittings - Bright unit - Main door (SW) Living (SW) - 3 mths extension required - 8-10mins walk to Tiong Bahru MRT - Tiong Bahru Plaza, Tiong Bahru Market and Coffeeshops are within short-distance walk *All Races regardless of PR or Singaporean can buy* *SERIOUS SELLERS!* For viewing appt, Pls contact Louis Tay 9727XXXX CEA: R000567G / Ohmyhome: L3010739Z Buy, sell, rent and renovate with Ohmyhome! Over 8,000 happy families have engaged Ohmyhome and gave 5-star reviews. Check out our new Home Ownership Management & e-Valuation AI Tool called Homer AI! Homer is your digital property friend for homeowners. All you need to know about your home in one place. Say Hi To Homer AI here! ohmyhome.com/en-sg/homer Contact us at Ohmyhome.com or via Whatsapp @ +65 9755 XXXX for the most comprehensive housing transaction journey! Ohmyhome, that was simple!
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…
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Automated Valuation based on 53 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$842,257
S$920 psf
Asking Price
S$950,000
S$1,038 psf
vs Market
+12.8%
vs Last Done
+20.4%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
53 comps
Nearest MRT
Tiong Bahru
517m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
53 comparable transactions
S$859
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$920
Recent Comparable Transactions
10 shown · 53 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 3A HOLLAND CL Floor 07 TO 09 | 1,141sqft | S$983,000 | ▼S$862 -6.3% vs FV | 99yr from 1998 |
May 2026 | Blk 3A HOLLAND CL Floor 07 TO 09 | 1,141sqft | S$983,000 | ▼S$862 -6.3% vs FV | 99yr from 1998 |
Apr 2026 | Blk 5 HOLLAND CL Floor 13 TO 15 | 1,130sqft | S$1,023,000 | ▼S$905 -1.6% vs FV | 99yr from 1998 |
Apr 2026 | Blk 60 STRATHMORE AVE Floor 13 TO 15 | 1,033sqft | S$950,000 | ▼S$919 -0.1% vs FV | 99yr from 2000 |
Mar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -8.3% vs FV | 99yr from 2003 |
Mar 2026 | Blk 19 DOVER CRES Floor 10 TO 12 | 990sqft | S$825,000 | ▼S$833 -9.5% vs FV | 99yr from 2003 |
Feb 2026 | Blk 59 STRATHMORE AVE Floor 10 TO 12 | 1,033sqft | S$900,000 | ▼S$871 -5.3% vs FV | 99yr from 2000 |
Jan 2026 | Blk 184 STIRLING RD Floor 22 TO 24 | 1,012sqft | S$950,000 | ▲S$939 +2.1% vs FV | 99yr from 2000 |
Jan 2026 | Blk 56 STRATHMORE AVE Floor 04 TO 06 | 915sqft | S$800,000 | ▼S$874 -5.0% vs FV | 99yr from 2002 |
Dec 2025 | Blk 55 STRATHMORE AVE Floor 07 TO 09 | 1,023sqft | S$830,000 | ▼S$812 -11.7% vs FV | 99yr from 2002 |
Dec 2025 | Blk 60 STRATHMORE AVE Floor 07 TO 09 | 915sqft | S$905,000 | ▲S$989 +7.5% vs FV | 99yr from 2000 |
Blk 3A HOLLAND CL
May 2026 · Floor 07 TO 09
-6.3% vs FV
Blk 3A HOLLAND CL
May 2026 · Floor 07 TO 09
-6.3% vs FV
Blk 5 HOLLAND CL
Apr 2026 · Floor 13 TO 15
-1.6% vs FV
Blk 60 STRATHMORE AVE
Apr 2026 · Floor 13 TO 15
-0.1% vs FV
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 19 DOVER CRES
Mar 2026 · Floor 10 TO 12
-9.5% vs FV
Blk 59 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-5.3% vs FV
Blk 184 STIRLING RD
Jan 2026 · Floor 22 TO 24
+2.1% vs FV
Blk 56 STRATHMORE AVE
Jan 2026 · Floor 04 TO 06
-5.0% vs FV
Blk 55 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
-11.7% vs FV
Blk 60 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
+7.5% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Queenstown, with an estimated value of $842,257 (approximately $920 PSF), presents a compelling insight into the current residential market dynamics. With a remaining lease of 74 years, this property stands in a competitive position, reflecting the enduring demand for HDB flats in this well-established locale. The valuation is positioned 12.8% above the market baseline, indicating a robust market signal that suggests a strong interest in Queenstown as a desirable residential area.
This valuation is backed by a comprehensive analysis of 53 recent HDB resale transactions in the vicinity, lending a high level of confidence to the model's predictive accuracy. The upward deviation from baseline values can be attributed to various factors, including Queenstown's strategic location, accessibility to amenities, and the overall appeal of HDB living in a mature estate. As the market continues to evolve, this property showcases not only the potential for capital appreciation but also the intrinsic value of living in one of Singapore's most sought-after neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.