118a Jalan Membina 161118, Tiong Bahru Station, Central Region, Singapore
$1,038,000
Rarely available! Top floor 4rm HDB for sale. Corner unit! Plenty of reasons why you should consider this unit! - Top floor corner unit with higher ceiling than the typical unit. - North-South orientation with landscape layout making the unit very bright and windy! - Very very spacious master bedroom with walk-in wardrobe and 2 other common bedrooms. - Vinyl flooring just done in October 2025. Simple renovation needed. - Conveniently located with numerous amenities around the block from wet market, shops, clinic, restaurants, shopping mall, and MRT station. - About 7 minutes walk to Tiong Bahru MRT station (approx. 500m away). Fully sheltered route to the MRT station available too. No fret about the weather! Rain or shine, no umbrella required. - Healthy balance lease with around 76 years left. - Within 1km to the top Radin Mas Primary School. NB: - 3 months extension required. - no EIP restrictions. Everyone is welcome. Flexible viewing! Contact Jenny Magdalene at 8918 . 5OOO for an exclusive viewing arrangement.
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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: L3010738A
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 91 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$968,069
S$978 psf
Asking Price
S$1.04M
S$1,048 psf
vs Market
+7.2%
vs Last Done
+24.2%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
91 comps
Nearest MRT
Tiong Bahru
566m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
91 comparable transactions
S$913
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$978
Recent Comparable Transactions
10 shown · 91 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 -13.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -13.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 19 DOVER CRES Floor 10 TO 12 | 990sqft | S$825,000 | ▼S$833 -14.8% vs FV | 99yr from 2003 |
Mar 2026 | Blk 48 STRATHMORE AVE Floor 19 TO 21 | 969sqft | S$980,000 | ▲S$1,012 +3.5% vs FV | 99yr from 2006 |
Feb 2026 | Blk 59 STRATHMORE AVE Floor 10 TO 12 | 1,033sqft | S$900,000 | ▼S$871 -10.9% vs FV | 99yr from 2000 |
Feb 2026 | Blk 52 STRATHMORE AVE Floor 10 TO 12 | 969sqft | S$915,000 | ▼S$945 -3.4% vs FV | 99yr from 2006 |
Jan 2026 | Blk 184 STIRLING RD Floor 22 TO 24 | 1,012sqft | S$950,000 | ▼S$939 -4.0% vs FV | 99yr from 2000 |
Jan 2026 | Blk 56 STRATHMORE AVE Floor 04 TO 06 | 915sqft | S$800,000 | ▼S$874 -10.6% vs FV | 99yr from 2002 |
Dec 2025 | Blk 50 STRATHMORE AVE Floor 07 TO 09 | 915sqft | S$883,000 | ▼S$965 -1.3% vs FV | 99yr from 2006 |
Dec 2025 | Blk 49 STRATHMORE AVE Floor 25 TO 27 | 969sqft | S$988,000 | ▲S$1,020 +4.3% vs FV | 99yr from 2006 |
Dec 2025 | Blk 55 STRATHMORE AVE Floor 07 TO 09 | 1,023sqft | S$830,000 | ▼S$812 -17.0% vs FV | 99yr from 2002 |
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 19 DOVER CRES
Mar 2026 · Floor 10 TO 12
-14.8% vs FV
Blk 48 STRATHMORE AVE
Mar 2026 · Floor 19 TO 21
+3.5% vs FV
Blk 59 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-10.9% vs FV
Blk 52 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 184 STIRLING RD
Jan 2026 · Floor 22 TO 24
-4.0% vs FV
Blk 56 STRATHMORE AVE
Jan 2026 · Floor 04 TO 06
-10.6% vs FV
Blk 50 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
-1.3% vs FV
Blk 49 STRATHMORE AVE
Dec 2025 · Floor 25 TO 27
+4.3% vs FV
Blk 55 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
-17.0% vs FV
HELIOS AI Analysis
The HDB 4-room unit in Queenstown, boasting a remaining lease of 76 years, has been valued at an estimated price of $968,069, translating to $978 PSF. This valuation signifies a robust market signal, with the property priced above the market baseline by 7.2%. The premium valuation reflects the desirability of the Queenstown area, which is characterized by its strategic location, well-developed infrastructure, and proximity to key amenities, contributing to a heightened demand for HDB flats in this locale.
The analysis is bolstered by a high model confidence level, derived from a comprehensive review of 91 recent HDB resale transactions in the vicinity. This extensive dataset lends credibility to the valuation, underscoring the stable and competitive nature of the Queenstown property market. Factors such as upcoming urban developments and the area's historical price performance further enhance the appeal of this HDB unit, indicating a promising investment opportunity for prospective buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.