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HDB · 162026

Blk 26A Jln Membina

Project page · 99-year lease from 2008

Indicative value range
S$709,700 – S$717,523
Indicative mid S$717,171 · S$11,953 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Mar 2026Blk 26A04 TO 0660 sqmS$720,000S$12,000 psm×0.997S$11,965 psm
Dec 2025Blk 26A01 TO 0360 sqmS$705,000S$11,750 psm×0.996S$11,704 psm
Nov 2025Blk 26A13 TO 1560 sqmS$720,000S$12,000 psm×0.996S$11,953 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.

5.52% gross yield

S$39,600 of rent a year against the estimate above · 0.52 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 23 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 202626D3 ROOMS$3,900
Sept 202626C3 ROOMS$3,500
Aug 202626C3 ROOMS$4,000
Aug 202626D3 ROOMS$3,050
Jul 202626D3 ROOMS$3,400
Jul 202626D3 ROOMS$3,200
Jul 202626A3 ROOMS$3,100
Jul 202626D3 ROOMS$3,000

median of 23 HDB rental approvals for 3 ROOM on Jln Membina since 2025-10.

Buying or selling at S$717,171?

Buying: Stamp duty on S$717,171 · Cash and CPF needed on S$717,171 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$717,171.

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

Primary schools near 26a 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
Mar 2026
Blk 26A · 3 ROOM · 04 TO 06 · Model A · 82 years left
60 sqmS$720,000S$12,000 psm
Dec 2025
Blk 26A · 3 ROOM · 01 TO 03 · Model A · 82 years left
60 sqmS$705,000S$11,750 psm
Nov 2025
Blk 26A · 3 ROOM · 13 TO 15 · Model A · 82 years left
60 sqmS$720,000S$12,000 psm
Jun 2025
Blk 26A · 3 ROOM · 19 TO 21 · Model A · 83 years left
60 sqmS$700,000S$11,667 psm
Feb 2025
Blk 26A · 3 ROOM · 16 TO 18 · Model A · 83 years left
60 sqmS$720,000S$12,000 psm
Jan 2025
Blk 26A · 3 ROOM · 16 TO 18 · Model A · 83 years left
60 sqmS$730,000S$12,167 psm
Dec 2024
Blk 26A · 3 ROOM · 19 TO 21 · Model A · 83 years left
60 sqmS$720,000S$12,000 psm
Nov 2024
Blk 26A · 3 ROOM · 25 TO 27 · Model A · 83 years left
60 sqmS$708,888S$11,815 psm
Oct 2024
Blk 26A · 3 ROOM · 04 TO 06 · Model A · 83 years left
60 sqmS$668,000S$11,133 psm
Apr 2024
Blk 26A · 3 ROOM · 22 TO 24 · Model A · 84 years left
60 sqmS$698,000S$11,633 psm
Dec 2023
Blk 26A · 3 ROOM · 01 TO 03 · Model A · 84 years left
60 sqmS$618,000S$10,300 psm
Nov 2023
Blk 26A · 3 ROOM · 22 TO 24 · Model A · 84 years left
60 sqmS$688,000S$11,467 psm
Sept 2023
Blk 26A · 3 ROOM · 19 TO 21 · Model A · 84 years left
60 sqmS$696,000S$11,600 psm
Aug 2023
Blk 26A · 3 ROOM · 07 TO 09 · Model A · 84 years left
60 sqmS$625,000S$10,417 psm
Feb 2023
Blk 26A · 3 ROOM · 25 TO 27 · Model A · 85 years left
60 sqmS$672,000S$11,200 psm
Dec 2022
Blk 26A · 3 ROOM · 10 TO 12 · Model A · 85 years left
60 sqmS$583,200S$9,720 psm
Sept 2022
Blk 26A · 3 ROOM · 25 TO 27 · Model A · 85 years left
60 sqmS$738,000S$12,300 psm
Jul 2022
Blk 26A · 3 ROOM · 10 TO 12 · Model A · 86 years left
60 sqmS$600,000S$10,000 psm
Jun 2022
Blk 26A · 3 ROOM · 22 TO 24 · Model A · 86 years left
60 sqmS$625,000S$10,417 psm
Jun 2022
Blk 26A · 3 ROOM · 13 TO 15 · Model A · 86 years left
60 sqmS$618,000S$10,300 psm
Jun 2022
Blk 26A · 3 ROOM · 10 TO 12 · Model A · 86 years left
60 sqmS$535,000S$8,917 psm
Apr 2022
Blk 26A · 3 ROOM · 10 TO 12 · Model A · 86 years left
60 sqmS$601,088S$10,018 psm
See more

Showing 22 of 64.

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$670,315S$740,082S$801,523S$815,541
10 years70 yearsS$632,609S$771,146S$904,501S$936,415
20 years60 yearsS$587,918S$873,615S$1,201,891S$1,288,201

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.