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
The valuation of the HDB 5 Room unit in Queenstown underscores its premium positioning within the Singapore real estate market, particularly given its remaining lease of 80 years. Estimated at $1,330,882 or $1,124 PSF, this property reflects a strong demand for well-located HDB units, especially in mature estates known for their accessibility and vibrant community life. The slight 1.4% deviation from the baseline market price indicates a stable market environment, where buyer interest remains robust despite broader economic fluctuations.
Our analysis, supported by data from 28 recent HDB resale transactions in the vicinity, demonstrates a high degree of model confidence in this valuation. The Queenstown area benefits from a rich tapestry of amenities, excellent connectivity, and a long-standing reputation as a desirable living locale. As HDB lease dynamics play a crucial role in influencing buyer sentiment, the remaining lease of 80 years positions this property favorably, ensuring its attractiveness for both owner-occupiers and investors alike. This valuation not only reflects current market conditions but also signals a resilient demand trajectory for HDB properties within this sought-after district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.