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HDB · 162025

Blk 25A Jln Membina

Project page · 99-year lease from 2008

Indicative value range
S$1,115,000 – S$1,216,401
Indicative mid S$1,150,001 · S$10,455 psm

Based on 17 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 27B01 TO 03110 sqmS$1,070,000S$9,727 psm×1.000S$9,727 psm
Oct 2026Blk 25B13 TO 15110 sqmS$1,342,000S$12,200 psm×1.000S$12,200 psm
Aug 2026Blk 27B04 TO 06110 sqmS$1,230,000S$11,182 psm×1.000S$11,182 psm
Aug 2026Blk 118C22 TO 24110 sqmS$1,150,000S$10,455 psm×1.000S$10,455 psm
Jul 2026Blk 2304 TO 06110 sqmS$1,115,000S$10,136 psm×1.000S$10,136 psm
Jun 2026Blk 2025 TO 27110 sqmS$1,320,000S$12,000 psm×1.000S$12,000 psm
Jun 2026Blk 25B19 TO 21110 sqmS$1,250,000S$11,364 psm×1.000S$11,364 psm
Jun 2026Blk 118C07 TO 09110 sqmS$1,123,888S$10,217 psm×1.000S$10,217 psm
May 2026Blk 2016 TO 18110 sqmS$1,170,000S$10,636 psm×1.000S$10,636 psm
May 2026Blk 2004 TO 06110 sqmS$1,100,000S$10,000 psm×1.000S$10,000 psm
May 2026Blk 25A04 TO 06110 sqmS$1,200,000S$10,909 psm×1.000S$10,909 psm
Apr 2026Blk 2307 TO 09110 sqmS$1,190,000S$10,818 psm×1.000S$10,818 psm
Mar 2026Blk 118C16 TO 18110 sqmS$1,100,000S$10,000 psm×0.997S$9,971 psm
Jan 2026Blk 2328 TO 30110 sqmS$1,220,000S$11,091 psm×0.997S$11,058 psm
Jan 2026Blk 118C19 TO 21110 sqmS$1,080,000S$9,818 psm×0.997S$9,789 psm
Jan 2026Blk 25B10 TO 12110 sqmS$1,145,000S$10,409 psm×0.997S$10,378 psm
Dec 2025Blk 118C13 TO 15110 sqmS$1,130,000S$10,273 psm×0.996S$10,232 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.

4.49% gross yield

S$51,600 of rent a year against the estimate above · 0.13 points above flats like it

Homes like this rent for about S$4,300 a month, the middle of 42 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 2026235 ROOMS$4,500
Sept 2026195 ROOMS$4,500
Aug 2026118C5 ROOMS$4,800
Aug 2026225 ROOMS$4,800
Aug 2026118C5 ROOMS$4,500
Aug 2026118C5 ROOMS$4,300
Aug 202625B5 ROOMS$4,300
Aug 2026235 ROOMS$3,800

median of 42 HDB rental approvals for 5 ROOM on Jln Membina since 2025-10.

Buying or selling at S$1,150,001?

Buying: Stamp duty on S$1,150,001 · Cash and CPF needed on S$1,150,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,150,001.

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

Primary schools near 25a 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
May 2026
Blk 25A · 5 ROOM · 04 TO 06 · Improved · 81 years left
110 sqmS$1,200,000S$10,909 psm
May 2025
Blk 25A · 4 ROOM · 19 TO 21 · Model A · 82 years left
90 sqmS$988,000S$10,978 psm
Aug 2024
Blk 25A · 4 ROOM · 04 TO 06 · Model A · 83 years left
90 sqmS$928,000S$10,311 psm
Apr 2024
Blk 25A · 5 ROOM · 19 TO 21 · Improved · 84 years left
110 sqmS$1,080,000S$9,818 psm
Mar 2024
Blk 25A · 4 ROOM · 13 TO 15 · Model A · 84 years left
90 sqmS$970,000S$10,778 psm
Jan 2024
Blk 25A · 5 ROOM · 19 TO 21 · Improved · 84 years left
110 sqmS$1,070,000S$9,727 psm
Nov 2022
Blk 25A · 4 ROOM · 19 TO 21 · Model A · 85 years left
90 sqmS$856,668S$9,519 psm
Oct 2022
Blk 25A · 5 ROOM · 07 TO 09 · Improved · 85 years left
110 sqmS$980,888S$8,917 psm
Aug 2022
Blk 25A · 5 ROOM · 22 TO 24 · Improved · 85 years left
110 sqmS$1,090,889S$9,917 psm
Apr 2022
Blk 25A · 5 ROOM · 16 TO 18 · Improved · 85 years left
110 sqmS$1,000,000S$9,091 psm
Oct 2021
Blk 25A · 5 ROOM · 07 TO 09 · Improved · 86 years left
110 sqmS$890,000S$8,091 psm
Oct 2021
Blk 25A · 4 ROOM · 13 TO 15 · Model A · 86 years left
90 sqmS$727,500S$8,083 psm
See more

Showing 12 of 36.

Sale prices as filed in caveats.

Where the lease takes this

About 80 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, 3.64% a yearmeasuredPrices 4% a year
5 years75 yearsS$1,074,866S$1,186,739S$1,285,261S$1,307,739
10 years70 yearsS$1,014,403S$1,236,551S$1,450,389S$1,501,564
20 years60 yearsS$942,741S$1,400,863S$1,927,260S$2,065,661

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 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.