25b Jalan Membina 164025, Tiong Bahru Station, Central Region, Singapore
$1,350,000
Step into a rare architect-designed residence by A Solid Plan. Thoughtfully curated, the home expresses modern luxury through a palette of warm marble, rich dark timber, and subtle brass accents, creating an understated space bathed in a soft, gentle glow. Perched on the 2nd highest floor in the best stack in the development, this unit enjoys a north-south orientation with a open view, allowing natural light and ventilation to move effortlessly through the space. *** What Set This Home Apart - $250K designer renovation — reconfigured for a more efficient, elevated layout - Cohesive modern luxury theme with timeless materials and warm tones - Premium finishes including marble, dark timber, and bespoke detailing - German appliances by Bosch - Seamless interiors with concealed doors and plenty of integrated storage - 7 mins walk to Tiong Brahu Plaza and MRT - Next to supermarket and 2 coffee shops *** Living Room - Generous, squarish layout ideal for both entertaining and relaxation - Marble flooring and book matched feature wall - Custom curvilinear storage wall that softens the interior with fluid lines - 3.3m cantilever tabletop — a striking centrepiece for entertainment - Partial full-height windows inviting natural light that enhances the warm material palette - Concealed doors maintain a clean, uninterrupted visual flow *** Master Bedroom + Walk In Wardrobe - Finished in Burmese teak flooring - Former common bedroom has been transformed into a full glass walk in wardrobe, and combined with the master bedroom *** Kitchen - Sleek cabinetry in Fenix laminate (anti-fingerprint, ultra-matte) - Caesarstone quartz countertop and backsplash for durability and elegance - Fully equipped with built-in Bosch dishwasher, microwave, and oven *** Important Notes - Currently configured as a 2-bedroom layout (one common room converted into walk-in wardrobe) - Seller requires a 3-month extension of stay - Direct owner sale. The marketing agent is the owner of the unit
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
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Automated Valuation based on 28 HDB resale transactions (data.gov.sg)
Fair Value
S$1.33M
S$1,124 psf
Asking Price
S$1.35M
S$1,140 psf
vs Market
+1.4%
vs Last Done
+7.3%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
28 comps
Nearest MRT
Tiong Bahru
353m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
28 comparable transactions
S$1,020
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$1,124
Recent Comparable Transactions
10 shown · 28 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 48 STRATHMORE AVE Floor 25 TO 27 | 1,184sqft | S$1,258,000 | ▼S$1,062 -5.5% vs FV | 99yr from 2006 |
Apr 2026 | Blk 48 STRATHMORE AVE Floor 25 TO 27 | 1,184sqft | S$1,258,000 | ▼S$1,062 -5.5% vs FV | 99yr from 2006 |
Apr 2026 | Blk 48 STRATHMORE AVE Floor 25 TO 27 | 1,184sqft | S$1,258,000 | ▼S$1,062 -5.5% vs FV | 99yr from 2006 |
Mar 2026 | Blk 91 TANGLIN HALT RD Floor 31 TO 33 | 1,184sqft | S$1,395,000 | ▲S$1,178 +4.8% vs FV | 99yr from 2008 |
Mar 2026 | Blk 91 TANGLIN HALT RD Floor 31 TO 33 | 1,184sqft | S$1,395,000 | ▲S$1,178 +4.8% vs FV | 99yr from 2008 |
Dec 2025 | Blk 52 STRATHMORE AVE Floor 37 TO 39 | 1,184sqft | S$1,280,000 | ▼S$1,081 -3.8% vs FV | 99yr from 2006 |
Dec 2025 | Blk 91 TANGLIN HALT RD Floor 16 TO 18 | 1,184sqft | S$1,231,880 | ▼S$1,040 -7.5% vs FV | 99yr from 2008 |
Dec 2025 | Blk 52 STRATHMORE AVE Floor 37 TO 39 | 1,184sqft | S$1,280,000 | ▼S$1,081 -3.8% vs FV | 99yr from 2006 |
Dec 2025 | Blk 91 TANGLIN HALT RD Floor 16 TO 18 | 1,184sqft | S$1,231,880 | ▼S$1,040 -7.5% vs FV | 99yr from 2008 |
Nov 2025 | Blk 49 STRATHMORE AVE Floor 04 TO 06 | 1,184sqft | S$1,150,000 | ▼S$971 -13.6% vs FV | 99yr from 2006 |
Nov 2025 | Blk 49 STRATHMORE AVE Floor 04 TO 06 | 1,184sqft | S$1,150,000 | ▼S$971 -13.6% vs FV | 99yr from 2006 |
Blk 48 STRATHMORE AVE
Apr 2026 · Floor 25 TO 27
-5.5% vs FV
Blk 48 STRATHMORE AVE
Apr 2026 · Floor 25 TO 27
-5.5% vs FV
Blk 48 STRATHMORE AVE
Apr 2026 · Floor 25 TO 27
-5.5% vs FV
Blk 91 TANGLIN HALT RD
Mar 2026 · Floor 31 TO 33
+4.8% vs FV
Blk 91 TANGLIN HALT RD
Mar 2026 · Floor 31 TO 33
+4.8% vs FV
Blk 52 STRATHMORE AVE
Dec 2025 · Floor 37 TO 39
-3.8% vs FV
Blk 91 TANGLIN HALT RD
Dec 2025 · Floor 16 TO 18
-7.5% vs FV
Blk 52 STRATHMORE AVE
Dec 2025 · Floor 37 TO 39
-3.8% vs FV
Blk 91 TANGLIN HALT RD
Dec 2025 · Floor 16 TO 18
-7.5% vs FV
Blk 49 STRATHMORE AVE
Nov 2025 · Floor 04 TO 06
-13.6% vs FV
Blk 49 STRATHMORE AVE
Nov 2025 · Floor 04 TO 06
-13.6% vs FV
HELIOS AI Analysis
In the vibrant precinct of Queenstown, the valuation of a HDB 5-room unit with a remaining lease of 80 years stands at an estimated value of $1,330,882, translating to $1,124 PSF. This valuation reflects a nuanced understanding of the local property dynamics, particularly in a district known for its robust infrastructure and proximity to key amenities. The model confidence associated with this estimate is rated as high, bolstered by a comprehensive analysis of 28 recent HDB resale transactions in the vicinity, which provides a solid foundation for the valuation metrics employed.
The current market signal indicates a marginal 1.4% difference from the baseline, suggesting a stable yet competitive market environment. This slight deviation underscores the resilience of the Queenstown HDB market, where demand continues to outpace supply, particularly for well-maintained units with substantial remaining leases. As buyers seek value in established neighborhoods, properties like this HDB unit are increasingly positioned as prime investment opportunities, reflecting the ongoing appeal of Queenstown as a desirable residential locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.