Blk 26D Jln Membina
Project page · 99-year lease from 2009
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 26D | 13 TO 15 | 90 sqm | S$978,888 | S$10,877 psm | ×1.000 | S$10,877 psm |
| Jul 2026 | Blk 26D | 04 TO 06 | 90 sqm | S$948,888 | S$10,543 psm | ×1.000 | S$10,543 psm |
| Jun 2026 | Blk 26D | 16 TO 18 | 90 sqm | S$950,000 | S$10,556 psm | ×1.000 | S$10,556 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.
5.18% gross yield
S$49,200 of rent a year against the estimate above · 0.39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 26C | 4 ROOM | S$4,200 |
| Sept 2026 | 25B | 4 ROOM | S$4,100 |
| Sept 2026 | 118D | 4 ROOM | S$3,600 |
| Sept 2026 | 27A | 4 ROOM | S$3,000 |
| Sept 2026 | 21 | 4 ROOM | S$2,800 |
| Aug 2026 | 25B | 4 ROOM | S$4,200 |
| Aug 2026 | 21 | 4 ROOM | S$4,150 |
| Aug 2026 | 26D | 4 ROOM | S$3,900 |
median of 86 HDB rental approvals for 4 ROOM on Jln Membina since 2025-10.
Buying or selling at S$950,000?
Buying: Stamp duty on S$950,000 · Cash and CPF needed on S$950,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$950,000.
Each opens with this figure filled in; change anything there.
Primary schools near 26d 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
- Zhangde Primary School · 206 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 776 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 970 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Gan Eng Seng Primary School · 1,105 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,690 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,719 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,848 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 26D · 3 ROOM · 10 TO 12 · Model A · 81 years left | 60 sqm | S$748,000 | S$12,467 psm |
| Oct 2026 | Blk 26D · 3 ROOM · 16 TO 18 · Model A · 81 years left | 60 sqm | S$745,000 | S$12,417 psm |
| Sept 2026 | Blk 26D · 4 ROOM · 13 TO 15 · Model A · 81 years left | 90 sqm | S$978,888 | S$10,877 psm |
| Jul 2026 | Blk 26D · 4 ROOM · 04 TO 06 · Model A · 82 years left | 90 sqm | S$948,888 | S$10,543 psm |
| Jun 2026 | Blk 26D · 4 ROOM · 16 TO 18 · Model A · 82 years left | 90 sqm | S$950,000 | S$10,556 psm |
| Jul 2025 | Blk 26D · 4 ROOM · 10 TO 12 · Model A · 83 years left | 90 sqm | S$970,000 | S$10,778 psm |
| Jun 2025 | Blk 26D · 4 ROOM · 19 TO 21 · Model A · 83 years left | 90 sqm | S$970,000 | S$10,778 psm |
| May 2025 | Blk 26D · 4 ROOM · 01 TO 03 · Model A · 83 years left | 90 sqm | S$905,000 | S$10,056 psm |
| Apr 2025 | Blk 26D · 3 ROOM · 13 TO 15 · Model A · 83 years left | 60 sqm | S$770,888 | S$12,848 psm |
| Feb 2025 | Blk 26D · 4 ROOM · 19 TO 21 · Model A · 83 years left | 90 sqm | S$970,000 | S$10,778 psm |
| Feb 2025 | Blk 26D · 4 ROOM · 16 TO 18 · Model A · 83 years left | 90 sqm | S$935,000 | S$10,389 psm |
| Feb 2025 | Blk 26D · 4 ROOM · 07 TO 09 · Model A · 83 years left | 90 sqm | S$925,000 | S$10,278 psm |
| Dec 2024 | Blk 26D · 3 ROOM · 22 TO 24 · Model A · 83 years left | 60 sqm | S$700,000 | S$11,667 psm |
| Oct 2024 | Blk 26D · 4 ROOM · 28 TO 30 · Model A · 83 years left | 90 sqm | S$988,000 | S$10,978 psm |
| Oct 2024 | Blk 26D · 4 ROOM · 25 TO 27 · Model A · 83 years left | 90 sqm | S$980,000 | S$10,889 psm |
| Aug 2024 | Blk 26D · 4 ROOM · 19 TO 21 · Model A · 84 years left | 90 sqm | S$943,000 | S$10,478 psm |
| Jul 2024 | Blk 26D · 4 ROOM · 01 TO 03 · Model A · 84 years left | 90 sqm | S$898,000 | S$9,978 psm |
| Jun 2024 | Blk 26D · 3 ROOM · 22 TO 24 · Model A · 84 years left | 60 sqm | S$688,000 | S$11,467 psm |
| Feb 2024 | Blk 26D · 3 ROOM · 13 TO 15 · Model A · 84 years left | 60 sqm | S$675,000 | S$11,250 psm |
| Oct 2023 | Blk 26D · 3 ROOM · 10 TO 12 · Model A · 84 years left | 60 sqm | S$620,000 | S$10,333 psm |
| Sept 2023 | Blk 26D · 3 ROOM · 25 TO 27 · Model A · 84 years left | 60 sqm | S$680,000 | S$11,333 psm |
| Sept 2023 | Blk 26D · 3 ROOM · 13 TO 15 · Model A · 84 years left | 60 sqm | S$660,000 | S$11,000 psm |
| Aug 2023 | Blk 26D · 4 ROOM · 22 TO 24 · Model A · 85 years left | 90 sqm | S$860,000 | S$9,556 psm |
| Jul 2023 | Blk 26D · 3 ROOM · 25 TO 27 · Model A · 85 years left | 60 sqm | S$700,000 | S$11,667 psm |
| Apr 2023 | Blk 26D · 3 ROOM · 13 TO 15 · Model A · 85 years left | 60 sqm | S$630,000 | S$10,500 psm |
| Mar 2023 | Blk 26D · 4 ROOM · 04 TO 06 · Model A · 85 years left | 90 sqm | S$796,000 | S$8,844 psm |
| Mar 2023 | Blk 26D · 3 ROOM · 19 TO 21 · Model A · 85 years left | 60 sqm | S$625,000 | S$10,417 psm |
| Nov 2022 | Blk 26D · 4 ROOM · 16 TO 18 · Model A · 85 years left | 90 sqm | S$830,000 | S$9,222 psm |
| Oct 2022 | Blk 26D · 3 ROOM · 13 TO 15 · Model A · 85 years left | 60 sqm | S$610,000 | S$10,167 psm |
| Oct 2022 | Blk 26D · 3 ROOM · 10 TO 12 · Model A · 85 years left | 60 sqm | S$578,000 | S$9,633 psm |
| Aug 2022 | Blk 26D · 3 ROOM · 10 TO 12 · Model A · 85 years left | 60 sqm | S$585,000 | S$9,750 psm |
| Apr 2022 | Blk 26D · 4 ROOM · 13 TO 15 · Model A · 86 years left | 90 sqm | S$795,888 | S$8,843 psm |
| Dec 2021 | Blk 26D · 4 ROOM · 25 TO 27 · Model A · 86 years left | 90 sqm | S$776,800 | S$8,631 psm |
| Dec 2021 | Blk 26D · 4 ROOM · 01 TO 03 · Model A · 86 years left excluded: outlier | 90 sqm | S$590,000 | S$6,556 psm |
| Dec 2021 | Blk 26D · 3 ROOM · 10 TO 12 · Model A · 86 years left | 60 sqm | S$568,888 | S$9,481 psm |
Showing 35 of 99.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 26D · 3 ROOM | S$3,900 | — |
| Aug 2026 | Blk 26D · 4 ROOM | S$3,900 | — |
| Aug 2026 | Blk 26D · 3 ROOM | S$3,050 | — |
| Jul 2026 | Blk 26D · 3 ROOM | S$3,400 | — |
| Jul 2026 | Blk 26D · 3 ROOM | S$3,200 | — |
| Jul 2026 | Blk 26D · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 26D · 4 ROOM | S$4,200 | — |
| May 2026 | Blk 26D · 4 ROOM | S$4,200 | — |
| Apr 2026 | Blk 26D · 4 ROOM | S$4,000 | — |
| Mar 2026 | Blk 26D · 4 ROOM | S$4,300 | — |
| Mar 2026 | Blk 26D · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 26D · 4 ROOM | S$4,000 | — |
| Dec 2025 | Blk 26D · 3 ROOM | S$3,550 | — |
| Dec 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 26D · 4 ROOM | S$2,500 | — |
| Oct 2025 | Blk 26D · 4 ROOM | S$4,550 | — |
| Oct 2025 | Blk 26D · 4 ROOM | S$3,900 | — |
| Aug 2025 | Blk 26D · 3 ROOM | S$3,600 | — |
| Aug 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 26D · 4 ROOM | S$4,300 | — |
| Jul 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 26D · 3 ROOM | S$3,050 | — |
| Jun 2025 | Blk 26D · 4 ROOM | S$4,300 | — |
| Jun 2025 | Blk 26D · 4 ROOM | S$4,200 | — |
| Jun 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| May 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 26D · 4 ROOM | S$4,200 | — |
| Mar 2025 | Blk 26D · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 26D · 3 ROOM | S$3,100 | — |
| Jan 2025 | Blk 26D · 4 ROOM | S$4,300 | — |
| Jan 2025 | Blk 26D · 3 ROOM | S$3,400 | — |
| Jan 2025 | Blk 26D · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 26D · 4 ROOM | S$4,200 | — |
| Dec 2024 | Blk 26D · 3 ROOM | S$3,550 | — |
| Oct 2024 | Blk 26D · 4 ROOM | S$4,550 | — |
| Oct 2024 | Blk 26D · 3 ROOM | S$3,100 | — |
| Sept 2024 | Blk 26D · 3 ROOM | S$3,600 | — |
| Jul 2024 | Blk 26D · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 26D · 4 ROOM | S$4,200 | — |
| Feb 2024 | Blk 26D · 4 ROOM | S$4,200 | — |
| Jan 2024 | Blk 26D · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 26D · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 26D · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 26D · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 26D · 4 ROOM | S$2,500 | — |
| Nov 2023 | Blk 26D · 4 ROOM | S$4,750 | — |
| Nov 2023 | Blk 26D · 3 ROOM | S$3,550 | — |
| Oct 2023 | Blk 26D · 3 ROOM | S$3,500 | — |
| Aug 2023 | Blk 26D · 4 ROOM | S$4,500 | — |
| Aug 2023 | Blk 26D · 3 ROOM | S$2,750 | — |
| Jul 2023 | Blk 26D · 4 ROOM | S$4,300 | — |
| Jul 2023 | Blk 26D · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 26D · 4 ROOM | S$4,500 | — |
| Jun 2023 | Blk 26D · 3 ROOM | S$3,200 | — |
| May 2023 | Blk 26D · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 26D · 3 ROOM | S$3,000 | — |
| Jan 2023 | Blk 26D · 3 ROOM | S$2,950 | — |
| Jan 2023 | Blk 26D · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 26D · 4 ROOM | S$4,800 | — |
| Dec 2022 | Blk 26D · 3 ROOM | S$3,400 | — |
| Dec 2022 | Blk 26D · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 26D · 3 ROOM | S$3,550 | — |
| Nov 2022 | Blk 26D · 4 ROOM | S$2,800 | — |
| Sept 2022 | Blk 26D · 4 ROOM | S$3,700 | — |
| Aug 2022 | Blk 26D · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 26D · 4 ROOM | S$4,400 | — |
| Jun 2022 | Blk 26D · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 26D · 3 ROOM | S$2,300 | — |
| Mar 2022 | Blk 26D · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 26D · 3 ROOM | S$2,600 | — |
| Feb 2022 | Blk 26D · 3 ROOM | S$2,250 | — |
| Jan 2022 | Blk 26D · 4 ROOM | S$3,500 | — |
| Jan 2022 | Blk 26D · 3 ROOM | S$2,400 | — |
| Dec 2021 | Blk 26D · 4 ROOM | S$3,200 | — |
| Dec 2021 | Blk 26D · 3 ROOM | S$2,600 | — |
| Nov 2021 | Blk 26D · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 26D · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 26D · 4 ROOM | S$3,050 | — |
| Sept 2021 | Blk 26D · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 26D · 4 ROOM | S$3,000 | — |
| May 2021 | Blk 26D · 4 ROOM | S$3,200 | — |
| May 2021 | Blk 26D · 4 ROOM | S$3,000 | — |
| May 2021 | Blk 26D · 4 ROOM | S$2,600 | — |
| Feb 2021 | Blk 26D · 3 ROOM | S$2,400 | — |
| Feb 2021 | Blk 26D · 3 ROOM | S$2,350 | — |
| Jan 2021 | Blk 26D · 4 ROOM | S$2,900 | — |
| Jan 2021 | Blk 26D · 3 ROOM | S$2,250 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 76 years | S$887,933 | S$980,350 | S$1,061,738 | S$1,080,306 |
| 10 years | 71 years | S$837,985 | S$1,021,499 | S$1,198,147 | S$1,240,422 |
| 20 years | 61 years | S$778,786 | S$1,157,234 | S$1,592,084 | S$1,706,415 |
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.