Blk 118A Jln Membina
Project page · 99-year lease from 2003
Based on 5 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 118A | 07 TO 09 | 90 sqm | S$920,000 | S$10,222 psm | ×1.000 | S$10,222 psm |
| May 2026 | Blk 118A | 28 TO 30 | 92 sqm | S$1,008,000 | S$10,957 psm | ×1.000 | S$10,957 psm |
| Apr 2026 | Blk 118A | 19 TO 21 | 91 sqm | S$915,000 | S$10,055 psm | ×1.000 | S$10,055 psm |
| Apr 2026 | Blk 118A | 13 TO 15 | 92 sqm | S$990,000 | S$10,761 psm | ×1.000 | S$10,761 psm |
| Dec 2025 | Blk 118A | 13 TO 15 | 90 sqm | S$920,000 | S$10,222 psm | ×0.996 | S$10,182 psm |
How accurate is this estimate for Jln Membina?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 65 sales in Jln Membina since.
- Median error
- 3.7%
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.
5.29% gross yield
S$49,200 of rent a year against the estimate above · 0.91 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 86 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 26C | 4 ROOM | S$4,200 |
| Sept 2026 | 25B | 4 ROOM | S$4,100 |
| Sept 2026 | 118D | 4 ROOM | S$3,600 |
| Sept 2026 | 27A | 4 ROOM | S$3,000 |
| Sept 2026 | 21 | 4 ROOM | S$2,800 |
| Aug 2026 | 25B | 4 ROOM | S$4,200 |
| Aug 2026 | 21 | 4 ROOM | S$4,150 |
| Aug 2026 | 26D | 4 ROOM | S$3,900 |
median of 86 HDB rental approvals for 4 ROOM on Jln Membina since 2025-10.
Buying or selling at S$930,222?
Buying: Stamp duty on S$930,222 · Cash and CPF needed on S$930,222 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$930,222.
Each opens with this figure filled in; change anything there.
Primary schools near 118a 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
- Zhangde Primary School · 262 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 620 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 688 m · no 2025 Phase 2C ballot
1 to 2 km
- Alexandra Primary School · 1,048 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Gan Eng Seng Primary School · 1,183 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,618 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,742 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,876 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 75 years left | 90 sqm | S$920,000 | S$10,222 psm |
| May 2026 | Blk 118A · 4 ROOM · 28 TO 30 · Model A · 76 years left | 92 sqm | S$1,008,000 | S$10,957 psm |
| Apr 2026 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 76 years left | 92 sqm | S$990,000 | S$10,761 psm |
| Apr 2026 | Blk 118A · 4 ROOM · 19 TO 21 · Model A · 76 years left | 91 sqm | S$915,000 | S$10,055 psm |
| Dec 2025 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 76 years left | 90 sqm | S$920,000 | S$10,222 psm |
| Oct 2025 | Blk 118A · 4 ROOM · 22 TO 24 · Model A · 76 years left | 91 sqm | S$1,000,000 | S$10,989 psm |
| Nov 2024 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 77 years left | 92 sqm | S$968,000 | S$10,522 psm |
| Aug 2024 | Blk 118A · 4 ROOM · 25 TO 27 · Model A · 78 years left | 90 sqm | S$920,000 | S$10,222 psm |
| Jul 2024 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 78 years left | 92 sqm | S$850,000 | S$9,239 psm |
| Jul 2024 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 78 years left | 91 sqm | S$828,000 | S$9,099 psm |
| Jun 2024 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 78 years left | 92 sqm | S$920,000 | S$10,000 psm |
| Sept 2023 | Blk 118A · 4 ROOM · 19 TO 21 · Model A · 78 years left | 90 sqm | S$810,000 | S$9,000 psm |
| Aug 2023 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 79 years left | 92 sqm | S$828,000 | S$9,000 psm |
| Nov 2022 | Blk 118A · 4 ROOM · 28 TO 30 · Model A · 79 years left | 92 sqm | S$775,000 | S$8,424 psm |
| Sept 2022 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 79 years left excluded: outlier | 91 sqm | S$640,000 | S$7,033 psm |
| Jul 2022 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 80 years left | 91 sqm | S$708,888 | S$7,790 psm |
| Mar 2022 | Blk 118A · 4 ROOM · 19 TO 21 · Model A · 80 years left | 90 sqm | S$720,000 | S$8,000 psm |
| Mar 2022 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 80 years left | 91 sqm | S$715,000 | S$7,857 psm |
| Feb 2022 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 80 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Dec 2021 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 80 years left excluded: outlier | 91 sqm | S$665,000 | S$7,308 psm |
Showing 20 of 89.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 118A · 4 ROOM | S$4,500 | — |
| Jun 2026 | Blk 118A · 4 ROOM | S$4,500 | — |
| Mar 2026 | Blk 118A · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 118A · 4 ROOM | S$4,000 | — |
| Sept 2025 | Blk 118A · 4 ROOM | S$4,300 | — |
| May 2025 | Blk 118A · 4 ROOM | S$3,980 | — |
| Apr 2025 | Blk 118A · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 118A · 4 ROOM | S$4,500 | — |
| May 2024 | Blk 118A · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 118A · 4 ROOM | S$1,800 | — |
| Jan 2024 | Blk 118A · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 118A · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 118A · 4 ROOM | S$4,200 | — |
| Jan 2022 | Blk 118A · 4 ROOM | S$3,500 | — |
| Jul 2021 | Blk 118A · 4 ROOM | S$2,550 | — |
| Mar 2021 | Blk 118A · 4 ROOM | S$3,200 | — |
| Mar 2021 | Blk 118A · 4 ROOM | S$2,700 | — |
| Jan 2021 | Blk 118A · 4 ROOM | S$2,500 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 75 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 70 years | S$877,895 | S$969,267 | S$1,049,735 | S$1,068,094 |
| 10 years | 65 years | S$842,171 | S$1,026,602 | S$1,204,133 | S$1,246,619 |
| 20 years | 55 years | S$787,154 | S$1,169,669 | S$1,609,191 | S$1,724,751 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.