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.
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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: L3010738A
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Automated Valuation based on 89 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$967,240
S$977 psf
Asking Price
S$1.04M
S$1,048 psf
vs Market
+7.3%
vs Last Done
+14.0%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
89 comps
Nearest MRT
Tiong Bahru
566m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
89 comparable transactions
S$912
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$977
Recent Comparable Transactions
10 shown · 89 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 60 STRATHMORE AVE Floor 13 TO 15 | 1,033sqft | S$950,000 | ▼S$919 -5.9% vs FV | 99yr from 2000 |
Apr 2026 | Blk 60 STRATHMORE AVE Floor 13 TO 15 | 1,033sqft | S$950,000 | ▼S$919 -5.9% vs FV | 99yr from 2000 |
Mar 2026 | Blk 18 DOVER CRES Floor 04 TO 06 | 936sqft | S$790,000 | ▼S$844 -13.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 19 DOVER CRES Floor 10 TO 12 | 990sqft | S$825,000 | ▼S$833 -14.7% vs FV | 99yr from 2003 |
Mar 2026 | Blk 48 STRATHMORE AVE Floor 19 TO 21 | 969sqft | S$980,000 | ▲S$1,012 +3.6% vs FV | 99yr from 2006 |
Feb 2026 | Blk 59 STRATHMORE AVE Floor 10 TO 12 | 1,033sqft | S$900,000 | ▼S$871 -10.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 52 STRATHMORE AVE Floor 10 TO 12 | 969sqft | S$915,000 | ▼S$945 -3.3% vs FV | 99yr from 2006 |
Jan 2026 | Blk 184 STIRLING RD Floor 22 TO 24 | 1,012sqft | S$950,000 | ▼S$939 -3.9% vs FV | 99yr from 2000 |
Jan 2026 | Blk 56 STRATHMORE AVE Floor 04 TO 06 | 915sqft | S$800,000 | ▼S$874 -10.5% vs FV | 99yr from 2002 |
Dec 2025 | Blk 50 STRATHMORE AVE Floor 07 TO 09 | 915sqft | S$883,000 | ▼S$965 -1.2% vs FV | 99yr from 2006 |
Dec 2025 | Blk 49 STRATHMORE AVE Floor 25 TO 27 | 969sqft | S$988,000 | ▲S$1,020 +4.4% vs FV | 99yr from 2006 |
Blk 60 STRATHMORE AVE
Apr 2026 · Floor 13 TO 15
-5.9% vs FV
Blk 60 STRATHMORE AVE
Apr 2026 · Floor 13 TO 15
-5.9% vs FV
Blk 18 DOVER CRES
Mar 2026 · Floor 04 TO 06
-13.6% vs FV
Blk 19 DOVER CRES
Mar 2026 · Floor 10 TO 12
-14.7% vs FV
Blk 48 STRATHMORE AVE
Mar 2026 · Floor 19 TO 21
+3.6% vs FV
Blk 59 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-10.8% vs FV
Blk 52 STRATHMORE AVE
Feb 2026 · Floor 10 TO 12
-3.3% vs FV
Blk 184 STIRLING RD
Jan 2026 · Floor 22 TO 24
-3.9% vs FV
Blk 56 STRATHMORE AVE
Jan 2026 · Floor 04 TO 06
-10.5% vs FV
Blk 50 STRATHMORE AVE
Dec 2025 · Floor 07 TO 09
-1.2% vs FV
Blk 49 STRATHMORE AVE
Dec 2025 · Floor 25 TO 27
+4.4% vs FV
HELIOS AI Analysis
The HDB 4-room flat located in the highly sought-after Queenstown area is currently valued at approximately $967,240, translating to a price per square foot (PSF) of $977. This valuation reflects a robust market position, with an estimated value that exceeds the baseline by 7.3%. Such a premium suggests a strong demand for property in this location, driven by Queenstown's strategic advantages and amenities that appeal to both families and investors.
With a remaining lease of 76 years, this property benefits from a relatively long tenure, which is often a crucial factor for prospective buyers in Singapore's HDB market. The high model confidence, based on a comprehensive analysis of 89 recent HDB resale transactions in the vicinity, reaffirms the reliability of this valuation. The sustained interest in Queenstown, coupled with the limited availability of such properties, positions this HDB flat as an attractive investment opportunity amidst a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.