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HDB · 164025

Blk 25B Jln Membina

Project page · 99-year lease from 2009

Indicative value range
S$1,003,998 – S$1,019,914
Indicative mid S$1,016,492 · S$11,294 psm

Based on 6 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
Jul 2026Blk 25B10 TO 1290 sqmS$1,000,000S$11,111 psm×1.000S$11,111 psm
Jul 2026Blk 25B16 TO 1890 sqmS$1,045,000S$11,611 psm×1.000S$11,611 psm
May 2026Blk 25B13 TO 1590 sqmS$998,000S$11,089 psm×1.000S$11,089 psm
Apr 2026Blk 25B16 TO 1890 sqmS$1,020,888S$11,343 psm×1.000S$11,343 psm
Jan 2026Blk 25B19 TO 2190 sqmS$1,020,000S$11,333 psm×0.997S$11,300 psm
Dec 2025Blk 25B22 TO 2490 sqmS$1,020,000S$11,333 psm×0.996S$11,289 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.

4.84% gross yield

S$49,200 of rent a year against the estimate above · 0.73 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 80 to 89 years of lease left yield 5.57%, from 167 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$1,016,492?

Buying: Stamp duty on S$1,016,492 · Cash and CPF needed on S$1,016,492 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,016,492.

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

Primary schools near 25b 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 25B · 5 ROOM · 13 TO 15 · Improved · 81 years left
110 sqmS$1,342,000S$12,200 psm
Jul 2026
Blk 25B · 4 ROOM · 16 TO 18 · Model A · 82 years left
90 sqmS$1,045,000S$11,611 psm
Jul 2026
Blk 25B · 4 ROOM · 10 TO 12 · Model A · 82 years left
90 sqmS$1,000,000S$11,111 psm
Jun 2026
Blk 25B · 5 ROOM · 19 TO 21 · Improved · 82 years left
110 sqmS$1,250,000S$11,364 psm
May 2026
Blk 25B · 4 ROOM · 13 TO 15 · Model A · 82 years left
90 sqmS$998,000S$11,089 psm
Apr 2026
Blk 25B · 4 ROOM · 16 TO 18 · Model A · 82 years left
90 sqmS$1,020,888S$11,343 psm
Jan 2026
Blk 25B · 5 ROOM · 10 TO 12 · Improved · 82 years left
110 sqmS$1,145,000S$10,409 psm
Jan 2026
Blk 25B · 4 ROOM · 19 TO 21 · Model A · 82 years left
90 sqmS$1,020,000S$11,333 psm
Dec 2025
Blk 25B · 4 ROOM · 22 TO 24 · Model A · 82 years left
90 sqmS$1,020,000S$11,333 psm
Jul 2025
Blk 25B · 4 ROOM · 16 TO 18 · Model A · 83 years left
90 sqmS$1,000,888S$11,121 psm
May 2025
Blk 25B · 4 ROOM · 01 TO 03 · Model A · 83 years left
90 sqmS$900,000S$10,000 psm
Jan 2025
Blk 25B · 5 ROOM · 10 TO 12 · Improved · 83 years left
110 sqmS$1,118,000S$10,164 psm
Nov 2024
Blk 25B · 4 ROOM · 13 TO 15 · Model A · 83 years left
90 sqmS$900,888S$10,010 psm
Oct 2024
Blk 25B · 4 ROOM · 25 TO 27 · Model A · 83 years left
90 sqmS$1,000,000S$11,111 psm
Aug 2024
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 84 years left
90 sqmS$890,000S$9,889 psm
Jun 2024
Blk 25B · 4 ROOM · 25 TO 27 · Model A · 84 years left
90 sqmS$885,000S$9,833 psm
May 2024
Blk 25B · 4 ROOM · 10 TO 12 · Model A · 84 years left
90 sqmS$940,088S$10,445 psm
May 2024
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 84 years left
90 sqmS$895,000S$9,944 psm
Jan 2024
Blk 25B · 4 ROOM · 07 TO 09 · Model A · 84 years left
90 sqmS$875,000S$9,722 psm
Dec 2023
Blk 25B · 4 ROOM · 01 TO 03 · Model A · 84 years left
90 sqmS$730,000S$8,111 psm
Sept 2023
Blk 25B · 4 ROOM · 13 TO 15 · Model A · 84 years left
90 sqmS$895,000S$9,944 psm
Aug 2023
Blk 25B · 4 ROOM · 01 TO 03 · Model A · 85 years left
90 sqmS$830,000S$9,222 psm
Apr 2023
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$815,000S$9,056 psm
Mar 2023
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$838,000S$9,311 psm
Jan 2023
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$783,000S$8,700 psm
Nov 2022
Blk 25B · 4 ROOM · 07 TO 09 · Model A · 85 years left
90 sqmS$855,000S$9,500 psm
Oct 2022
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$775,000S$8,611 psm
Sept 2022
Blk 25B · 4 ROOM · 19 TO 21 · Model A · 85 years left
90 sqmS$854,000S$9,489 psm
Sept 2022
Blk 25B · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$770,000S$8,556 psm
May 2022
Blk 25B · 5 ROOM · 04 TO 06 · Improved · 86 years left
110 sqmS$935,000S$8,500 psm
Mar 2022
Blk 25B · 4 ROOM · 13 TO 15 · Model A · 86 years left
90 sqmS$790,000S$8,778 psm
Feb 2022
Blk 25B · 4 ROOM · 19 TO 21 · Model A · 86 years left
90 sqmS$838,000S$9,311 psm
Jan 2022
Blk 25B · 5 ROOM · 10 TO 12 · Improved · 86 years left
110 sqmS$985,000S$8,955 psm
Jan 2022
Blk 25B · 4 ROOM · 07 TO 09 · Model A · 86 years left
90 sqmS$750,000S$8,333 psm
Nov 2021
Blk 25B · 4 ROOM · 19 TO 21 · Model A · 86 years left
90 sqmS$813,000S$9,033 psm
Nov 2021
Blk 25B · 4 ROOM · 10 TO 12 · Model A · 86 years left
90 sqmS$775,000S$8,611 psm
Oct 2021
Blk 25B · 5 ROOM · 07 TO 09 · Improved · 86 years left
110 sqmS$960,000S$8,727 psm
Oct 2021
Blk 25B · 4 ROOM · 10 TO 12 · Model A · 86 years left
90 sqmS$755,000S$8,389 psm
See more

Showing 38 of 103.

Sale prices as filed in caveats.

Where the lease takes this

About 81 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 years76 yearsS$950,080S$1,048,965S$1,136,049S$1,155,918
10 years71 yearsS$896,636S$1,092,994S$1,282,006S$1,327,240
20 years61 yearsS$833,293S$1,238,230S$1,703,515S$1,825,848

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.