Blk 118A Jln Membina
JLN MEMBINA · BUKIT MERAH · Singapore 161118 · D03
Median PSF · 12m
S$1,000
Median price · 12m
S$990K
Latest sale
S$1.01M
May 2026
1-year change
+2.3%
Sales · 12m
5
89 all time
Gross yield
5.09%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +47.3%
- Annualised
- +16.7%
- Transactions
- 19
- 1 year
- +2.3%
- 3 years p.a.
- +6.1%
- 5 years p.a.
- +7.1%
- Median size
- 980 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 118A Jln Membina | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$1,000 | S$961 | +4.1% |
| Median price | S$990K | S$880K | +12.5% |
| Gross rental yield | 5.09% | 6.34% | -1.3 pts |
| 1-year price change | +2.3% | +8.0% | -5.7 pts |
This development trades about 4% above the D03 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,250
Contracts · 12m
4
Implied annual rent
S$51K
Gross yield
5.09%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$4,250 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
46/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%87
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%80
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%32
How its median price per square foot compares with its own district.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 550 m.
- Rental yieldweight 20%15
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tiong Bahru MRT550 m
- Havelock MRT1.2 km
- Redhill MRT1.3 km
- Cc30 MRT1.3 km
Schools within 2 km
- Zhangde Primary Schoolprimary310 m
- Gan Eng Seng Schoolsecondary (s1-s5)880 m
- Alexandra Primary Schoolprimary1.1 km
- Gan Eng Seng Primary Schoolprimary1.2 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)1.4 km
- Crescent Girls' Schoolsecondary (s1-s4)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units530 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units530 m
- Residential apartmentsHPL Properties Pte Ltd304 units530 m
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.3 km
- THE AVENIRCarmel Development Pte Ltd376 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$1,008,000 | 990 sqft | S$1,018 | 28 TO 30 | 75 yr 8 mo |
| Apr 2026 | 4 ROOM | S$990,000 | 990 sqft | S$1,000 | 13 TO 15 | 75 yr 9 mo |
| Apr 2026 | 4 ROOM | S$915,000 | 980 sqft | S$934 | 19 TO 21 | 75 yr 9 mo |
| Dec 2025 | 4 ROOM | S$920,000 | 969 sqft | S$950 | 13 TO 15 | 76 yr 2 mo |
| Oct 2025 | 4 ROOM | S$1,000,000 | 980 sqft | S$1,021 | 22 TO 24 | 76 yr 3 mo |
| Nov 2024 | 4 ROOM | S$968,000 | 990 sqft | S$978 | 16 TO 18 | 77 yr 3 mo |
| Aug 2024 | 4 ROOM | S$920,000 | 969 sqft | S$950 | 25 TO 27 | 77 yr 6 mo |
| Jul 2024 | 4 ROOM | S$850,000 | 990 sqft | S$858 | 13 TO 15 | 77 yr 7 mo |
| Jul 2024 | 4 ROOM | S$828,000 | 980 sqft | S$845 | 01 TO 03 | 77 yr 8 mo |
| Jun 2024 | 4 ROOM | S$920,000 | 990 sqft | S$929 | 13 TO 15 | 77 yr 8 mo |
| Sep 2023 | 4 ROOM | S$810,000 | 969 sqft | S$836 | 19 TO 21 | 78 yr 5 mo |
| Aug 2023 | 4 ROOM | S$828,000 | 990 sqft | S$836 | 04 TO 06 | 78 yr 6 mo |
| Nov 2022 | 4 ROOM | S$775,000 | 990 sqft | S$783 | 28 TO 30 | 79 yr 3 mo |
| Sep 2022 | 4 ROOM | S$640,000 | 980 sqft | S$653 | 07 TO 09 | 79 yr 5 mo |
| Jul 2022 | 4 ROOM | S$708,888 | 980 sqft | S$724 | 07 TO 09 | 79 yr 7 mo |
| Mar 2022 | 4 ROOM | S$720,000 | 969 sqft | S$743 | 19 TO 21 | 79 yr 11 mo |
| Mar 2022 | 4 ROOM | S$715,000 | 980 sqft | S$730 | 13 TO 15 | 79 yr 11 mo |
| Feb 2022 | 4 ROOM | S$760,000 | 990 sqft | S$767 | 10 TO 12 | 80 yrs |
| Dec 2021 | 4 ROOM | S$665,000 | 980 sqft | S$679 | 13 TO 15 | 80 yr 3 mo |
| Nov 2020 | 4 ROOM | S$688,000 | 969 sqft | S$710 | 07 TO 09 | 81 yr 3 mo |
| Nov 2020 | 4 ROOM | S$685,000 | 969 sqft | S$707 | 10 TO 12 | 81 yr 3 mo |
| Aug 2020 | 4 ROOM | S$715,000 | 990 sqft | S$722 | 13 TO 15 | 81 yr 5 mo |
| Jun 2020 | 4 ROOM | S$668,000 | 980 sqft | S$682 | 10 TO 12 | 81 yr 9 mo |
| Jan 2020 | 4 ROOM | S$640,000 | 990 sqft | S$646 | 04 TO 06 | 82 yrs |
| Jan 2020 | 4 ROOM | S$588,000 | 969 sqft | S$607 | 01 TO 03 | 82 yrs |
| Dec 2019 | 4 ROOM | S$710,000 | 980 sqft | S$725 | 28 TO 30 | 82 yr 1 mo |
| Nov 2019 | 4 ROOM | S$653,000 | 980 sqft | S$667 | 10 TO 12 | 82 yr 2 mo |
| Nov 2019 | 4 ROOM | S$652,000 | 980 sqft | S$666 | 10 TO 12 | 82 yr 2 mo |
| Jul 2019 | 4 ROOM | S$698,000 | 990 sqft | S$705 | 16 TO 18 | 82 yr 6 mo |
| Jun 2019 | 4 ROOM | S$690,000 | 969 sqft | S$712 | 28 TO 30 | 82 yr 7 mo |
| May 2019 | 4 ROOM | S$635,000 | 990 sqft | S$641 | 07 TO 09 | 82 yr 8 mo |
| Mar 2019 | 4 ROOM | S$630,000 | 990 sqft | S$636 | 01 TO 03 | 82 yr 10 mo |
| Feb 2019 | 4 ROOM | S$715,000 | 990 sqft | S$722 | 28 TO 30 | 82 yr 11 mo |
| Nov 2018 | 4 ROOM | S$660,000 | 980 sqft | S$674 | 13 TO 15 | 83 yr 2 mo |
| Jun 2018 | 4 ROOM | S$710,000 | 969 sqft | S$733 | 28 TO 30 | 83 yr 8 mo |
| Nov 2017 | 4 ROOM | S$705,000 | 969 sqft | S$728 | 25 TO 27 | 84 yr 2 mo |
| Sep 2016 | 4 ROOM | S$748,000 | 990 sqft | S$755 | 19 TO 21 | 85 yrs |
| Sep 2016 | 4 ROOM | S$690,000 | 980 sqft | S$704 | 16 TO 18 | 85 yrs |
| Sep 2016 | 4 ROOM | S$615,000 | 969 sqft | S$635 | 01 TO 03 | 85 yrs |
| Jul 2016 | 4 ROOM | S$745,000 | 980 sqft | S$761 | 25 TO 27 | 85 yrs |
Showing the 40 most recent of 89 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 26D Jln Membina
S$980
-2.1%2 sales5.2% yield
Blk 118C Jln Membina
S$954
+1.1%7 sales4.9% yield
Blk 27A Jln Membina
S$979
-3.8%5 sales5.2% yield
Blk 26C Jln Membina
S$1,086
+0.2%2 sales5.1% yield
Blk 118D Jln Membina
S$949
+8.3%3 sales5.2% yield
Blk 119B Kim Tian Rd
S$884
-3.2%1 sales5.0% yield
Blk 26B Jln Membina
S$981
-8.7%2 sales5.4% yield
Blk 27B Jln Membina
S$1,039
+9.9%1 sales4.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.