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HDB · 164020

Blk 20 Jln Membina

Project page · 99-year lease from 2003

Indicative value range
S$1,135,000 – S$1,245,000
Indicative mid S$1,170,000 · S$10,636 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
Jun 2026Blk 2025 TO 27110 sqmS$1,320,000S$12,000 psm×1.000S$12,000 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

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.

4.41% gross yield

S$51,600 of rent a year against the estimate above · 1.67 points below 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 70 to 79 years of lease left yield 6.08%, from 120 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$1,170,000?

Buying: Stamp duty on S$1,170,000 · Cash and CPF needed on S$1,170,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,170,000.

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

Primary schools near 20 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
Jun 2026
Blk 20 · 5 ROOM · 25 TO 27 · Improved · 76 years left
110 sqmS$1,320,000S$12,000 psm
May 2026
Blk 20 · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$1,100,000S$10,000 psm
May 2026
Blk 20 · 5 ROOM · 16 TO 18 · Improved · 76 years left
110 sqmS$1,170,000S$10,636 psm
Jan 2026
Blk 20 · 4 ROOM · 10 TO 12 · Model A · 77 years left
90 sqmS$990,000S$11,000 psm
Jul 2025
Blk 20 · 4 ROOM · 22 TO 24 · Model A · 77 years left
90 sqmS$1,050,000S$11,667 psm
Mar 2025
Blk 20 · 4 ROOM · 04 TO 06 · Model A · 78 years left
90 sqmS$935,000S$10,389 psm
Feb 2025
Blk 20 · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$950,000S$10,556 psm
Jan 2025
Blk 20 · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$1,180,000S$10,727 psm
Jun 2024
Blk 20 · 4 ROOM · 19 TO 21 · Model A · 78 years left
90 sqmS$800,000S$8,889 psm
May 2024
Blk 20 · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$1,110,000S$10,091 psm
May 2024
Blk 20 · 4 ROOM · 28 TO 30 · Model A · 78 years left
90 sqmS$1,000,000S$11,111 psm
Feb 2024
Blk 20 · 4 ROOM · 13 TO 15 · Model A · 79 years left
90 sqmS$955,000S$10,611 psm
Jul 2023
Blk 20 · 5 ROOM · 16 TO 18 · Improved · 79 years left
110 sqmS$1,007,000S$9,155 psm
Jun 2023
Blk 20 · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$1,038,888S$9,444 psm
Apr 2023
Blk 20 · 4 ROOM · 16 TO 18 · Model A · 80 years left
90 sqmS$860,000S$9,556 psm
Oct 2022
Blk 20 · 5 ROOM · 16 TO 18 · Improved · 80 years left
110 sqmS$1,000,000S$9,091 psm
Mar 2022
Blk 20 · 5 ROOM · 28 TO 30 · Improved · 81 years left
110 sqmS$985,000S$8,955 psm
Mar 2022
Blk 20 · 4 ROOM · 07 TO 09 · Model A · 81 years left
90 sqmS$793,888S$8,821 psm
Feb 2022
Blk 20 · 4 ROOM · 10 TO 12 · Model A · 81 years left
90 sqmS$808,000S$8,978 psm
Oct 2021
Blk 20 · 5 ROOM · 28 TO 30 · Improved · 81 years left
110 sqmS$950,000S$8,636 psm
Oct 2021
Blk 20 · 5 ROOM · 25 TO 27 · Improved · 81 years left
110 sqmS$950,000S$8,636 psm
See more

Showing 21 of 65.

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$1,104,185S$1,219,109S$1,320,319S$1,343,410
10 years65 yearsS$1,059,252S$1,291,222S$1,514,514S$1,567,952
20 years55 yearsS$990,054S$1,471,168S$2,023,983S$2,169,329

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.