26d Jalan Membina 167026, Tiong Bahru Station, Central Region, Singapore
$989,000
Rare High-Floor City-Fringe Gem at Tiong Bahru 26D Jalan Membina | 4-Room HDB | If you’ve been waiting for a high-floor home in a prime city-fringe location, this is one worth seeing. This beautiful positioned 4-room HDB at 26D Jalan Membina enjoys unblocked city views, plenty of natural light, and a breezy living environment that feels open and uplifting throughout the day. From the living room to the bedrooms, you get a panoramic outlook that is hard to find especially in such a mature and well-loved estate. Why this home stands out: • High-floor unit with rare unblocked city views • Bright, windy and naturally well-ventilated • Efficient and practical layout with good usable space • Reno to own style • Located in one of Singapore’s most sought-after city-fringe neighbourhoods Excellent connectivity: Just 5–7 minutes’ walk to Tiong Bahru MRT, giving you easy access to the CBD, Orchard, and the rest of Singapore. Lifestyle at your doorstep: Enjoy the charm of the Tiong Bahru precinct with Tiong Bahru Plaza, Tiong Bahru Market, cafes, boutiques, supermarkets, clinics, and plenty of food options all within easy reach. Good for families too: Close to schools such as Zhangde Primary, Gan Eng Seng Primary, and Henderson Secondary. This is a rare chance to own a high-floor home in a prime Tiong Bahru location with views, convenience, and lifestyle all in one. Contact me for an exclusive viewing.
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…
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Automated Valuation based on 85 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.04M
S$1,069 psf
Asking Price
S$989,000
S$1,021 psf
vs Market
-4.6%
vs Last Done
+0.9%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
85 comps
Nearest MRT
Tiong Bahru
513m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
85 comparable transactions
S$998
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$1,069
Recent Comparable Transactions
10 shown · 85 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 52 STRATHMORE AVE Floor 31 TO 33 | 969sqft | S$980,000 | ▼S$1,012 -5.3% vs FV | 99yr from 2006 |
May 2026 | Blk 52 STRATHMORE AVE Floor 31 TO 33 | 969sqft | S$980,000 | ▼S$1,012 -5.3% vs FV | 99yr from 2006 |
May 2026 | Blk 51 STRATHMORE AVE Floor 07 TO 09 | 915sqft | S$850,000 | ▼S$929 -13.1% vs FV | 99yr from 2006 |
May 2026 | Blk 50 STRATHMORE AVE Floor 19 TO 21 | 915sqft | S$910,000 | ▼S$995 -6.9% vs FV | 99yr from 2006 |
May 2026 | Blk 89 TANGLIN HALT RD Floor 10 TO 12 | 915sqft | S$888,000 | ▼S$971 -9.2% vs FV | 99yr from 2008 |
May 2026 | Blk 89 TANGLIN HALT RD Floor 04 TO 06 | 969sqft | S$870,000 | ▼S$898 -16.0% vs FV | 99yr from 2008 |
Apr 2026 | Blk 49 STRATHMORE AVE Floor 01 TO 03 | 969sqft | S$880,000 | ▼S$908 -15.1% vs FV | 99yr from 2006 |
Apr 2026 | Blk 91 TANGLIN HALT RD Floor 31 TO 33 | 969sqft | S$999,000 | ▼S$1,031 -3.6% vs FV | 99yr from 2008 |
Apr 2026 | Blk 91 TANGLIN HALT RD Floor 04 TO 06 | 969sqft | S$958,000 | ▼S$989 -7.5% vs FV | 99yr from 2008 |
Mar 2026 | Blk 48 STRATHMORE AVE Floor 19 TO 21 | 969sqft | S$980,000 | ▼S$1,012 -5.3% vs FV | 99yr from 2006 |
Mar 2026 | Blk 91 TANGLIN HALT RD Floor 22 TO 24 | 969sqft | S$988,888 | ▼S$1,021 -4.5% vs FV | 99yr from 2008 |
Blk 52 STRATHMORE AVE
May 2026 · Floor 31 TO 33
-5.3% vs FV
Blk 52 STRATHMORE AVE
May 2026 · Floor 31 TO 33
-5.3% vs FV
Blk 51 STRATHMORE AVE
May 2026 · Floor 07 TO 09
-13.1% vs FV
Blk 50 STRATHMORE AVE
May 2026 · Floor 19 TO 21
-6.9% vs FV
Blk 89 TANGLIN HALT RD
May 2026 · Floor 10 TO 12
-9.2% vs FV
Blk 89 TANGLIN HALT RD
May 2026 · Floor 04 TO 06
-16.0% vs FV
Blk 49 STRATHMORE AVE
Apr 2026 · Floor 01 TO 03
-15.1% vs FV
Blk 91 TANGLIN HALT RD
Apr 2026 · Floor 31 TO 33
-3.6% vs FV
Blk 91 TANGLIN HALT RD
Apr 2026 · Floor 04 TO 06
-7.5% vs FV
Blk 48 STRATHMORE AVE
Mar 2026 · Floor 19 TO 21
-5.3% vs FV
Blk 91 TANGLIN HALT RD
Mar 2026 · Floor 22 TO 24
-4.5% vs FV
HELIOS AI Analysis
In the vibrant district of Queenstown, the HDB 4-room unit under review exhibits a strong valuation of $1,036,198, translating to $1,069 PSF. This valuation is particularly noteworthy considering the property’s remaining lease of 80 years, which positions it favorably within the current market landscape. The estimated value reflects a 4.6% difference from the baseline market price, indicating a robust demand for HDB properties in this sought-after locale, which is supported by a recent analysis of 85 HDB resale transactions in the vicinity.
The high model confidence associated with this valuation underscores the stability and resilience of the Queenstown real estate market. Factors contributing to this valuation include the area's strategic location, accessibility to amenities, and the overall desirability of HDB living. As urbanization continues to evolve in Singapore, Queenstown remains a gem for homebuyers seeking a balance of modern living and community charm. The combination of a substantial remaining lease and competitive pricing positions this property as a valuable investment opportunity in a dynamic market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.