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…


License: L3008022J
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Automated Valuation based on 51 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$831,077
S$908 psf
Asking Price
S$950,000
S$1,038 psf
vs Market
+14.3%
vs Last Done
+23.0%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
51 comps
Nearest MRT
Tiong Bahru
517m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 comparable transactions
S$848
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$908
Recent Comparable Transactions
10 shown · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -7.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -7.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 19 DOVER CRES Floor 10 TO 12 | 990sqft | S$825,000 | ▼S$833 -8.3% vs FV | 99yr from 2003 |
Feb 2026 | Blk 59 STRATHMORE AVE Floor 10 TO 12 | 1,033sqft | S$900,000 | ▼S$871 -4.1% vs FV | 99yr from 2000 |
Jan 2026 | Blk 184 STIRLING RD Floor 22 TO 24 | 1,012sqft | S$950,000 | ▲S$939 +3.4% vs FV | 99yr from 2000 |
Jan 2026 | Blk 56 STRATHMORE AVE Floor 04 TO 06 | 915sqft | S$800,000 | ▼S$874 -3.7% vs FV | 99yr from 2002 |
Dec 2025 | Blk 55 STRATHMORE AVE Floor 07 TO 09 | 1,023sqft | S$830,000 | ▼S$812 -10.6% vs FV | 99yr from 2002 |
Nov 2025 | Blk 18 DOVER CRES Floor 04 TO 06 | 990sqft | S$815,000 | ▼S$823 -9.4% vs FV | 99yr from 2003 |
Nov 2025 | Blk 184 STIRLING RD Floor 19 TO 21 | 1,012sqft | S$880,000 | ▼S$870 -4.2% vs FV | 99yr from 2000 |
Nov 2025 | Blk 55 STRATHMORE AVE Floor 10 TO 12 | 1,023sqft | S$890,000 | ▼S$870 -4.2% vs FV | 99yr from 2002 |
Sep 2025 | Blk 3 HOLLAND CL Floor 16 TO 18 | 1,130sqft | S$1,106,000 | ▲S$979 +7.8% vs FV | 99yr from 1998 |
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-7.0% vs FV
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-7.0% vs FV
Blk 19 DOVER CRES
Mar 2026 · Floor 10 TO 12
-8.3% vs FV
Blk 59 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-4.1% vs FV
Blk 184 STIRLING RD
Jan 2026 · Floor 22 TO 24
+3.4% vs FV
Blk 56 STRATHMORE AVE
Jan 2026 · Floor 04 TO 06
-3.7% vs FV
Blk 55 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
-10.6% vs FV
Blk 18 DOVER CRES
Nov 2025 · Floor 04 TO 06
-9.4% vs FV
Blk 184 STIRLING RD
Nov 2025 · Floor 19 TO 21
-4.2% vs FV
Blk 55 STRATHMORE AVE
Nov 2025 · Floor 10 TO 12
-4.2% vs FV
Blk 3 HOLLAND CL
Sep 2025 · Floor 16 TO 18
+7.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Queenstown, with a remaining lease of 74 years, has been pegged at an estimated value of $831,077, translating to a robust $908 PSF. This valuation positions the property above the market average by an impressive 14.3%, indicating a strong demand and desirability in this sought-after locale. The high model confidence is supported by an analysis of 51 recent HDB resale transactions in the vicinity, which further validates the elevated pricing dynamics at play.
Queenstown's real estate market has demonstrated resilience and growth, underpinned by its strategic location and established amenities. The remaining lease of 74 years, while substantial, also reflects the growing preference among buyers for properties that offer both value and potential for appreciation. As the region continues to evolve, this HDB unit not only represents a sound investment opportunity but also highlights the ongoing trend of premium pricing in areas with strong infrastructural and lifestyle offerings.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.