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HDB · 165026

Blk 26B Jln Membina

Project page · 99-year lease from 2009

Indicative value range
S$897,354 – S$936,499
Indicative mid S$923,000 · S$10,859 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 26B19 TO 2185 sqmS$950,000S$11,176 psm×1.000S$11,176 psm
Aug 2026Blk 26B07 TO 0985 sqmS$923,000S$10,859 psm×1.000S$10,859 psm
May 2026Blk 26B04 TO 0685 sqmS$873,000S$10,271 psm×0.999S$10,255 psm

How accurate is this estimate for Jln Membina?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 57 sales in Jln Membina since.

Median error
3.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.33% gross yield

S$49,200 of rent a year against the estimate above · 0.21 points below flats like it

Homes like this rent for about S$4,100 a month, the middle of 80 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.54%, from 148 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 202626C4 ROOMS$4,200
Sept 202625B4 ROOMS$4,100
Sept 2026118D4 ROOMS$3,600
Sept 202627A4 ROOMS$3,000
Sept 2026214 ROOMS$2,800
Aug 202625B4 ROOMS$4,200
Aug 2026214 ROOMS$4,150
Aug 202626D4 ROOMS$3,900

median of 80 HDB rental approvals for 4 ROOM on Jln Membina since 2025-11.

Buying or selling at S$923,000?

Buying: Stamp duty on S$923,000 · Cash and CPF needed on S$923,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$923,000.

Each opens with this figure filled in; change anything there.

Primary schools near 26b Jln Membina

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 26B · 4 ROOM · 19 TO 21 · Model A · 81 years left
85 sqmS$950,000S$11,176 psm
Aug 2026
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 81 years left
85 sqmS$923,000S$10,859 psm
May 2026
Blk 26B · 4 ROOM · 04 TO 06 · Model A · 82 years left
85 sqmS$873,000S$10,271 psm
Apr 2025
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$958,000S$11,271 psm
Apr 2025
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$905,000S$10,647 psm
Apr 2025
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 83 years left
85 sqmS$990,000S$11,647 psm
Dec 2024
Blk 26B · 4 ROOM · 28 TO 30 · Model A · 83 years left
85 sqmS$990,000S$11,647 psm
Nov 2024
Blk 26B · 3 ROOM · 10 TO 12 · Model A · 83 years left
60 sqmS$690,000S$11,500 psm
Sept 2024
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$888,000S$10,447 psm
Jun 2024
Blk 26B · 3 ROOM · 13 TO 15 · Model A · 84 years left
60 sqmS$690,000S$11,500 psm
May 2024
Blk 26B · 4 ROOM · 16 TO 18 · Model A · 84 years left
85 sqmS$928,000S$10,918 psm
May 2024
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 84 years left
60 sqmS$693,000S$11,550 psm
Dec 2023
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 84 years left
60 sqmS$695,000S$11,583 psm
Sept 2023
Blk 26B · 3 ROOM · 19 TO 21 · Model A · 84 years left
60 sqmS$655,000S$10,917 psm
Jun 2023
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 85 years left
85 sqmS$865,000S$10,176 psm
May 2023
Blk 26B · 4 ROOM · 16 TO 18 · Model A · 85 years left
85 sqmS$855,000S$10,059 psm
Apr 2023
Blk 26B · 4 ROOM · 28 TO 30 · Model A · 85 years left
85 sqmS$889,000S$10,459 psm
Jan 2023
Blk 26B · 4 ROOM · 10 TO 12 · Model A · 85 years left
85 sqmS$830,000S$9,765 psm
Nov 2022
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 85 years left
60 sqmS$639,000S$10,650 psm
Jun 2022
Blk 26B · 4 ROOM · 22 TO 24 · Model A · 86 years left
85 sqmS$825,000S$9,706 psm
May 2022
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 86 years left
85 sqmS$780,000S$9,176 psm
Feb 2022
Blk 26B · 4 ROOM · 10 TO 12 · Model A · 86 years left
85 sqmS$750,000S$8,824 psm
Dec 2021
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 86 years left
85 sqmS$760,000S$8,941 psm
Dec 2021
Blk 26B · 4 ROOM · 01 TO 03 · Model A · 86 years left
excluded: outlier
85 sqmS$590,000S$6,941 psm
See more

Showing 24 of 94.

Sale prices as filed in caveats.

Where the lease takes this

About 81 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years76 yearsS$862,570S$952,347S$1,026,940S$1,049,448
10 years71 yearsS$814,032S$992,301S$1,153,832S$1,204,967
20 years61 yearsS$756,262S$1,123,765S$1,519,407S$1,657,062

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.