Blk 21 Jln Membina
JLN MEMBINA · BUKIT MERAH · Singapore 163021 · D03
Median PSF · 12m
S$988
Median price · 12m
S$934K
Latest sale
S$945K
Jul 2026
1-year change
+0.4%
Sales · 12m
4
97 all time
Gross yield
5.34%
11 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
- +27.7%
- Annualised
- +8.5%
- Transactions
- 20
- 1 year
- +0.4%
- 3 years p.a.
- +2.6%
- 5 years p.a.
- +5.3%
- Median size
- 969 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 21 Jln Membina | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$988 | S$961 | +2.8% |
| Median price | S$934K | S$880K | +6.1% |
| Gross rental yield | 5.34% | 6.34% | -1.0 pts |
| 1-year price change | +0.4% | +8.0% | -7.6 pts |
This development trades broadly in line with the D03 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,200
Contracts · 12m
11
Implied annual rent
S$50K
Gross yield
5.34%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 11 | S$4,200 |
Investment analysis
Investment score 42 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
42/100
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%79
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%67
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 200 m.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%35
How its median price per square foot compares with its own district.
- Price momentumweight 18%27
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%20
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 MRT200 m
- Havelock MRT1.0 km
- Redhill MRT1.1 km
- Great World MRT1.3 km
Schools within 2 km
- Zhangde Primary Schoolprimary100 m
- Gan Eng Seng Schoolsecondary (s1-s5)500 m
- Alexandra Primary Schoolprimary710 m
- Gan Eng Seng Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.3 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)1.4 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 units590 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units590 m
- Residential apartmentsHPL Properties Pte Ltd304 units590 m
- JERVOIS MANSIONKimen Realty Pte Ltd130 units930 m
- THE AVENIRCarmel Development Pte Ltd376 units1.6 km
- GRANGE 1866Grange 1866 Pte Ltd60 units1.7 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$945,000 | 969 sqft | S$975 | 07 TO 09 | 76 yr 3 mo |
| May 2026 | 4 ROOM | S$1,020,000 | 969 sqft | S$1,053 | 22 TO 24 | 76 yr 4 mo |
| Dec 2025 | 4 ROOM | S$922,000 | 969 sqft | S$952 | 04 TO 06 | 76 yr 10 mo |
| Dec 2025 | 4 ROOM | S$915,000 | 915 sqft | S$1,000 | 10 TO 12 | 76 yr 10 mo |
| Jun 2025 | 4 ROOM | S$900,000 | 915 sqft | S$984 | 04 TO 06 | 77 yr 4 mo |
| Sep 2024 | 4 ROOM | S$900,000 | 915 sqft | S$984 | 07 TO 09 | 78 yr 1 mo |
| Aug 2024 | 4 ROOM | S$930,000 | 969 sqft | S$960 | 13 TO 15 | 78 yr 2 mo |
| Jul 2024 | 4 ROOM | S$830,000 | 969 sqft | S$857 | 01 TO 03 | 78 yr 3 mo |
| Sep 2023 | 4 ROOM | S$855,900 | 915 sqft | S$935 | 10 TO 12 | 79 yr 1 mo |
| Oct 2022 | 4 ROOM | S$868,000 | 969 sqft | S$896 | 16 TO 18 | 80 yrs |
| Aug 2022 | 4 ROOM | S$765,000 | 969 sqft | S$790 | 04 TO 06 | 80 yr 2 mo |
| Jun 2022 | 4 ROOM | S$770,000 | 915 sqft | S$842 | 10 TO 12 | 80 yr 4 mo |
| Feb 2022 | 4 ROOM | S$750,000 | 915 sqft | S$820 | 04 TO 06 | 80 yr 8 mo |
| Feb 2022 | 4 ROOM | S$718,000 | 915 sqft | S$785 | 04 TO 06 | 80 yr 7 mo |
| Jan 2022 | 4 ROOM | S$720,000 | 969 sqft | S$743 | 01 TO 03 | 80 yr 9 mo |
| Dec 2021 | 4 ROOM | S$688,000 | 969 sqft | S$710 | 04 TO 06 | 80 yr 10 mo |
| Oct 2021 | 4 ROOM | S$846,688 | 969 sqft | S$874 | 16 TO 18 | 80 yr 11 mo |
| Sep 2021 | 4 ROOM | S$790,000 | 969 sqft | S$815 | 19 TO 21 | 81 yr 1 mo |
| Aug 2021 | 4 ROOM | S$605,000 | 969 sqft | S$625 | 01 TO 03 | 81 yr 2 mo |
| Jul 2021 | 4 ROOM | S$740,000 | 969 sqft | S$764 | 13 TO 15 | 81 yr 3 mo |
| Nov 2020 | 4 ROOM | S$735,000 | 969 sqft | S$759 | 13 TO 15 | 81 yr 11 mo |
| Jun 2020 | 4 ROOM | S$680,000 | 915 sqft | S$743 | 07 TO 09 | 82 yr 5 mo |
| Apr 2020 | 4 ROOM | S$735,000 | 969 sqft | S$759 | 13 TO 15 | 82 yr 6 mo |
| Dec 2019 | 4 ROOM | S$735,000 | 969 sqft | S$759 | 16 TO 18 | 82 yr 9 mo |
| Oct 2019 | 4 ROOM | S$730,000 | 969 sqft | S$754 | 16 TO 18 | 82 yr 11 mo |
| Oct 2019 | 4 ROOM | S$690,000 | 915 sqft | S$754 | 01 TO 03 | 82 yr 11 mo |
| Apr 2019 | 4 ROOM | S$754,000 | 969 sqft | S$778 | 28 TO 30 | 83 yr 5 mo |
| Mar 2019 | 4 ROOM | S$700,000 | 969 sqft | S$723 | 10 TO 12 | 83 yr 7 mo |
| Dec 2018 | 4 ROOM | S$680,000 | 969 sqft | S$702 | 01 TO 03 | 83 yr 9 mo |
| Aug 2018 | 4 ROOM | S$695,000 | 969 sqft | S$717 | 10 TO 12 | 84 yr 2 mo |
| Jul 2018 | 4 ROOM | S$760,000 | 969 sqft | S$785 | 22 TO 24 | 84 yr 3 mo |
| Jan 2018 | 4 ROOM | S$758,000 | 969 sqft | S$782 | 28 TO 30 | 84 yr 8 mo |
| Jan 2018 | 4 ROOM | S$680,000 | 969 sqft | S$702 | 10 TO 12 | 84 yr 8 mo |
| Nov 2017 | 4 ROOM | S$690,000 | 915 sqft | S$754 | 10 TO 12 | 84 yr 10 mo |
| Oct 2017 | 4 ROOM | S$700,000 | 915 sqft | S$765 | 10 TO 12 | 84 yr 11 mo |
| Aug 2017 | 4 ROOM | S$800,000 | 969 sqft | S$826 | 28 TO 30 | 85 yr 1 mo |
| Feb 2017 | 4 ROOM | S$695,000 | 969 sqft | S$717 | 04 TO 06 | 85 yr 7 mo |
| Sep 2016 | 4 ROOM | S$700,000 | 915 sqft | S$765 | 04 TO 06 | 86 yrs |
| Aug 2016 | 4 ROOM | S$698,000 | 915 sqft | S$763 | 10 TO 12 | 86 yrs |
| Apr 2016 | 4 ROOM | S$680,000 | 969 sqft | S$702 | 01 TO 03 | 86 yrs |
Showing the 40 most recent of 97 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 20 Jln Membina
S$1,005
+1.7%4 sales4.8% yield
Blk 22 Jln Membina
S$1,017
-0.9%3 sales5.0% yield
Blk 19 Jln Membina
S$1,017
-1.7%2 sales4.6% yield
Blk 23 Jln Membina
S$1,005
+0.2%6 sales4.5% yield
Blk 130 Bt Merah View
S$599
-0.1%2 sales8.7% yield
Blk 25B Jln Membina
S$1,053
+13.2%8 sales4.9% yield
Blk 25A Jln Membina
S$1,013
-0.6%1 sales4.4% yield
Blk 125 Bt Merah View
S$690
—1 sales5.6% 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.