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HDB · 163021

Blk 21 Jln Membina

Project page · 99-year lease from 2003

Indicative value range
S$945,000 – S$980,000
Indicative mid S$965,018 · S$10,722 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2113 TO 1590 sqmS$980,000S$10,889 psm×1.000S$10,889 psm
Jul 2026Blk 2107 TO 0990 sqmS$945,000S$10,500 psm×1.000S$10,500 psm
May 2026Blk 2122 TO 2490 sqmS$1,020,000S$11,333 psm×1.000S$11,333 psm
Dec 2025Blk 2104 TO 0690 sqmS$922,000S$10,244 psm×0.996S$10,204 psm
Dec 2025Blk 2110 TO 1285 sqmS$915,000S$10,765 psm×0.996S$10,722 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.

5.10% gross yield

S$49,200 of rent a year against the estimate above · 1.1 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

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 86 HDB rental approvals for 4 ROOM on Jln Membina since 2025-10.

Buying or selling at S$965,018?

Buying: Stamp duty on S$965,018 · Cash and CPF needed on S$965,018 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$965,018.

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

Primary schools near 21 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 21 · 4 ROOM · 13 TO 15 · Model A · 76 years left
90 sqmS$980,000S$10,889 psm
Jul 2026
Blk 21 · 4 ROOM · 07 TO 09 · Model A · 76 years left
90 sqmS$945,000S$10,500 psm
May 2026
Blk 21 · 4 ROOM · 22 TO 24 · Model A · 76 years left
90 sqmS$1,020,000S$11,333 psm
Dec 2025
Blk 21 · 4 ROOM · 10 TO 12 · Model A · 77 years left
85 sqmS$915,000S$10,765 psm
Dec 2025
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 77 years left
90 sqmS$922,000S$10,244 psm
Jun 2025
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 77 years left
85 sqmS$900,000S$10,588 psm
Sept 2024
Blk 21 · 4 ROOM · 07 TO 09 · Model A · 78 years left
85 sqmS$900,000S$10,588 psm
Aug 2024
Blk 21 · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$930,000S$10,333 psm
Jul 2024
Blk 21 · 4 ROOM · 01 TO 03 · Model A · 78 years left
90 sqmS$830,000S$9,222 psm
Sept 2023
Blk 21 · 4 ROOM · 10 TO 12 · Model A · 79 years left
85 sqmS$855,900S$10,069 psm
Oct 2022
Blk 21 · 4 ROOM · 16 TO 18 · Model A · 80 years left
90 sqmS$868,000S$9,644 psm
Aug 2022
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 80 years left
90 sqmS$765,000S$8,500 psm
Jun 2022
Blk 21 · 4 ROOM · 10 TO 12 · Model A · 80 years left
85 sqmS$770,000S$9,059 psm
Feb 2022
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 81 years left
85 sqmS$750,000S$8,824 psm
Feb 2022
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 81 years left
85 sqmS$718,000S$8,447 psm
Jan 2022
Blk 21 · 4 ROOM · 01 TO 03 · Model A · 81 years left
90 sqmS$720,000S$8,000 psm
Dec 2021
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 81 years left
90 sqmS$688,000S$7,644 psm
Oct 2021
Blk 21 · 4 ROOM · 16 TO 18 · Model A · 81 years left
90 sqmS$846,688S$9,408 psm
See more

Showing 18 of 98.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years70 yearsS$910,734S$1,005,524S$1,089,001S$1,108,047
10 years65 yearsS$873,673S$1,065,003S$1,249,174S$1,293,250
20 years55 yearsS$816,598S$1,213,422S$1,669,385S$1,789,267

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.