homequant
HDB · 165026

Blk 26B Jln Membina

Project page · 99-year lease from 2009

Indicative value range
S$884,643 – S$931,784
Indicative mid S$916,111 · S$10,778 psm

Based on 39 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 2113 TO 1590 sqmS$980,000S$10,889 psm×1.000S$10,889 psm
Oct 2026Blk 118D16 TO 1890 sqmS$912,000S$10,133 psm×1.000S$10,133 psm
Sept 2026Blk 118C28 TO 3085 sqmS$920,000S$10,824 psm×1.000S$10,824 psm
Sept 2026Blk 27A19 TO 2190 sqmS$948,000S$10,533 psm×1.000S$10,533 psm
Sept 2026Blk 27A13 TO 1590 sqmS$967,000S$10,744 psm×1.000S$10,744 psm
Sept 2026Blk 118A07 TO 0990 sqmS$920,000S$10,222 psm×1.000S$10,222 psm
Sept 2026Blk 26D13 TO 1590 sqmS$978,888S$10,877 psm×1.000S$10,877 psm
Aug 2026Blk 2216 TO 1890 sqmS$998,000S$11,089 psm×1.000S$11,089 psm
Aug 2026Blk 26B07 TO 0985 sqmS$923,000S$10,859 psm×1.000S$10,859 psm
Aug 2026Blk 27A07 TO 0990 sqmS$910,000S$10,111 psm×1.000S$10,111 psm
Aug 2026Blk 2313 TO 1590 sqmS$975,000S$10,833 psm×1.000S$10,833 psm
Jul 2026Blk 2107 TO 0990 sqmS$945,000S$10,500 psm×1.000S$10,500 psm
Jul 2026Blk 27A19 TO 2190 sqmS$1,015,000S$11,278 psm×1.000S$11,278 psm
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
Jul 2026Blk 26D04 TO 0690 sqmS$948,888S$10,543 psm×1.000S$10,543 psm
Jun 2026Blk 26D16 TO 1890 sqmS$950,000S$10,556 psm×1.000S$10,556 psm
May 2026Blk 25B13 TO 1590 sqmS$998,000S$11,089 psm×1.000S$11,089 psm
May 2026Blk 2210 TO 1290 sqmS$985,000S$10,944 psm×1.000S$10,944 psm
May 2026Blk 2122 TO 2490 sqmS$1,020,000S$11,333 psm×1.000S$11,333 psm
May 2026Blk 26B04 TO 0685 sqmS$873,000S$10,271 psm×1.000S$10,271 psm
May 2026Blk 118A28 TO 3092 sqmS$1,008,000S$10,957 psm×1.000S$10,957 psm
Apr 2026Blk 118A19 TO 2191 sqmS$915,000S$10,055 psm×1.000S$10,055 psm
Apr 2026Blk 118A13 TO 1592 sqmS$990,000S$10,761 psm×1.000S$10,761 psm
Apr 2026Blk 25B16 TO 1890 sqmS$1,020,888S$11,343 psm×1.000S$11,343 psm
Apr 2026Blk 27A16 TO 1890 sqmS$937,000S$10,411 psm×1.000S$10,411 psm
Apr 2026Blk 2210 TO 1290 sqmS$970,000S$10,778 psm×1.000S$10,778 psm
Feb 2026Blk 118D19 TO 2192 sqmS$960,000S$10,435 psm×0.997S$10,404 psm
Jan 2026Blk 2010 TO 1290 sqmS$990,000S$11,000 psm×0.997S$10,968 psm
Jan 2026Blk 27A01 TO 0385 sqmS$920,000S$10,824 psm×0.997S$10,792 psm
Jan 2026Blk 118D25 TO 2791 sqmS$930,000S$10,220 psm×0.997S$10,190 psm
Jan 2026Blk 25B19 TO 2190 sqmS$1,020,000S$11,333 psm×0.997S$11,300 psm
Dec 2025Blk 118A13 TO 1590 sqmS$920,000S$10,222 psm×0.996S$10,182 psm
Dec 2025Blk 25B22 TO 2490 sqmS$1,020,000S$11,333 psm×0.996S$11,289 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
Dec 2025Blk 26C07 TO 0985 sqmS$935,000S$11,000 psm×0.996S$10,957 psm
Nov 2025Blk 118C07 TO 0985 sqmS$906,000S$10,659 psm×0.996S$10,617 psm
Nov 2025Blk 1901 TO 0390 sqmS$858,888S$9,543 psm×0.996S$9,506 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.

5.37% gross yield

S$49,200 of rent a year against the estimate above · 0.2 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$916,111?

Buying: Stamp duty on S$916,111 · Cash and CPF needed on S$916,111 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$916,111.

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

Primary schools near 26b 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
Aug 2026
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 81 years left
85 sqmS$923,000S$10,859 psm
May 2026
Blk 26B · 4 ROOM · 04 TO 06 · Model A · 82 years left
85 sqmS$873,000S$10,271 psm
Apr 2025
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$958,000S$11,271 psm
Apr 2025
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$905,000S$10,647 psm
Apr 2025
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 83 years left
85 sqmS$990,000S$11,647 psm
Dec 2024
Blk 26B · 4 ROOM · 28 TO 30 · Model A · 83 years left
85 sqmS$990,000S$11,647 psm
Nov 2024
Blk 26B · 3 ROOM · 10 TO 12 · Model A · 83 years left
60 sqmS$690,000S$11,500 psm
Sept 2024
Blk 26B · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$888,000S$10,447 psm
Jun 2024
Blk 26B · 3 ROOM · 13 TO 15 · Model A · 84 years left
60 sqmS$690,000S$11,500 psm
May 2024
Blk 26B · 4 ROOM · 16 TO 18 · Model A · 84 years left
85 sqmS$928,000S$10,918 psm
May 2024
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 84 years left
60 sqmS$693,000S$11,550 psm
Dec 2023
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 84 years left
60 sqmS$695,000S$11,583 psm
Sept 2023
Blk 26B · 3 ROOM · 19 TO 21 · Model A · 84 years left
60 sqmS$655,000S$10,917 psm
Jun 2023
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 85 years left
85 sqmS$865,000S$10,176 psm
May 2023
Blk 26B · 4 ROOM · 16 TO 18 · Model A · 85 years left
85 sqmS$855,000S$10,059 psm
Apr 2023
Blk 26B · 4 ROOM · 28 TO 30 · Model A · 85 years left
85 sqmS$889,000S$10,459 psm
Jan 2023
Blk 26B · 4 ROOM · 10 TO 12 · Model A · 85 years left
85 sqmS$830,000S$9,765 psm
Nov 2022
Blk 26B · 3 ROOM · 16 TO 18 · Model A · 85 years left
60 sqmS$639,000S$10,650 psm
Jun 2022
Blk 26B · 4 ROOM · 22 TO 24 · Model A · 86 years left
85 sqmS$825,000S$9,706 psm
May 2022
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 86 years left
85 sqmS$780,000S$9,176 psm
Feb 2022
Blk 26B · 4 ROOM · 10 TO 12 · Model A · 86 years left
85 sqmS$750,000S$8,824 psm
Dec 2021
Blk 26B · 4 ROOM · 13 TO 15 · Model A · 86 years left
85 sqmS$760,000S$8,941 psm
Dec 2021
Blk 26B · 4 ROOM · 01 TO 03 · Model A · 86 years left
excluded: outlier
85 sqmS$590,000S$6,941 psm
See more

Showing 23 of 93.

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$856,258S$945,378S$1,023,863S$1,041,769
10 years71 yearsS$808,092S$985,059S$1,155,406S$1,196,173
20 years61 yearsS$751,004S$1,115,953S$1,535,290S$1,645,543

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.