Type

Units

Min Area

Price Range

2 BR

1184 sqft

S$1.4M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$274K on this acquisition.
Located 3 min (250 m) from EW17 Tiong Bahru MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

22 Jalan Membina: Tiong Bahru Living at Its Finest

Situated in the heart of Tiong Bahru, 22 Jalan Membina represents an exceptional opportunity to own a modern HDB flat in one of Singapore's most sought-after and culturally vibrant neighbourhoods. The development is strategically positioned just three minutes' walk from Tiong Bahru MRT Station on the East-West Line, placing residents within direct reach of the Central Business District and extending connectivity across the island's major employment hubs. The proximity to EW17 Tiong Bahru Station has long been a defining feature of this estate, attracting discerning buyers who value both convenience and the neighbourhood's distinctive character.

The units at 22 Jalan Membina are thoughtfully designed to cater to the modern urban household. Featuring two spacious bedrooms and two full bathrooms, these flats deliver the flexibility that today's families and professionals increasingly demand. The generous internal area of 1,184 square feet affords ample room for comfortable living without the excessive footprint that can make maintenance and utility bills burdensome. Every square metre has been conceived to maximise practical utility, with layouts that encourage natural light flow and logical traffic patterns between living, sleeping, and service zones.

Tiong Bahru itself has undergone a remarkable transformation over the past two decades whilst retaining its authentic soul. What was once a quiet, modest estate is now celebrated as one of Singapore's most desirable addresses, drawing young families, creative professionals, and successful upgraders seeking both heritage and modernity. The neighbourhood's restaurants, independent cafes, artisan bakeries, and concept stores have elevated its appeal far beyond the typical HDB estate experience. Yet it remains fundamentally residential, with excellent schools, well-maintained parks, and a genuine community spirit that newer developments sometimes struggle to replicate.

For investors, the development presents compelling fundamentals. The catchment area has demonstrated consistent capital appreciation, supported by the scarcity of new HDB supply in the central planning area and the sustained demographic draw of professionals preferring central-zone living over longer commutes from the periphery. Rental yields in mature Tiong Bahru units have historically remained competitive, with tenant demand driven by the proximity to the CBD, ease of access to multiple MRT lines via interchange, and the lifestyle amenities clustered throughout the precinct. Both owner-occupiers and buy-to-let purchasers have found merit in properties at this address over the long term.

The location's connectivity extends beyond the East-West Line. Tiong Bahru's position means residents are well-served by bus routes that fan out across Singapore, and the interchange opportunities at nearby stations provide seamless access to the Circle Line and beyond. For those commuting to the Marina Bay financial district, Holland Village, or the technology park corridors in the east, the travel time and stress differential compared to more distant estates has historically justified the stronger asking prices in this precinct.

The mature infrastructure surrounding 22 Jalan Membina is another significant advantage. Unlike developments on the fringe of town, where schools and healthcare facilities may still be establishing themselves, this estate benefits from schools with established reputations, multiple GP clinics, a major polyclinic, and the proximity to larger medical centres. Parents considering schooling options will find respected institutions within walking distance, and the stable, mixed-income community composition creates a balanced social environment.

Current market pricing for units across the development reflects the enduring appeal of Tiong Bahru as a whole. Asking prices commence from approximately S$1.37 million for well-maintained units, though prices can vary based on specific floor levels, unit orientation, remaining lease tenure on the plot, and cosmetic condition. Buyers should note that whilst the estate enjoys strong fundamentals, individual unit considerations—such as whether a unit faces the main road or quieter back lanes, and the specific layout permutations—can meaningfully influence both purchase price and future rental appeal.

For first-time buyers stepping into the property market, 22 Jalan Membina represents a measured entry point into central-zone living. The neighbourhood's stability and strong community infrastructure provide confidence that capital will not erode, and the two-bedroom format offers enough space to accommodate a growing young family without excessive carrying costs. First-timers should familiarise themselves with the financing landscape and factor in the Additional Buyer's Stamp Duty implications should they hold other residential property concurrently.

Upgraders moving from smaller HDB units or condominiums in outer zones find that the jump to a central-location property of this specification offers tangible lifestyle uplift. The ability to reduce commute time, access neighbourhood amenities without a car, and enjoy the social dynamism of Tiong Bahru resonates strongly with this cohort. Many upgraders report that the psychological benefit of a shorter commute and walkable community more than justifies the elevated purchase price relative to equivalent space in less central locations.

The development's positioning within Singapore's broader HDB supply context is noteworthy. Central-area HDB flats have become increasingly constrained as the Housing & Development Board focuses new construction on growth areas further out. This supply scarcity has been a key driver of sustained demand and price stability in established central estates. Whilst the government continues to develop new towns and expand the BTO (Build-To-Order) programme on the periphery, the fundamental shortage of well-located, reasonably-priced units in neighbourhoods like Tiong Bahru remains a supporting factor for resale values.

Prospective purchasers should consider their personal timeline and financial position carefully. Those intending to occupy the unit themselves benefit from the certainty that their commute and neighbourhood experience will remain consistent, whereas investors must run rental yield calculations and consider tenant demand dynamics. The area's strong tourism footprint and creative community has in some instances elevated short-term rental interest, though HDB regulations continue to govern who may let units and for how long.

22 Jalan Membina ultimately appeals to buyers who value substance over hype—those seeking a location with a proven track record, established social infrastructure, and the confidence that comes from owning in a neighbourhood that has weathered market cycles and emerged stronger. The combination of MRT accessibility, mature amenities, distinctive character, and historically resilient property values positions this development as a compelling choice in Singapore's HDB landscape.

Frequently Asked Questions

What is the estimated rental yield for units at 22 Jalan Membina if purchased as an investment?

Rental yields for HDB flats in mature Tiong Bahru typically range between 2.5% and 3.5% gross, depending on the specific unit size, condition, and prevailing rental rates. At current asking prices around S$1.37 million for 2-bedroom units, a realistic monthly rent of S$3,000 to S$3,500 would translate to an annual gross yield in this range. Investors should note that HDB rental regulations restrict lease terms and prohibit immediate re-letting of newly purchased units, so realistic holding periods and tax considerations are essential. The established professional and expatriate tenant base in Tiong Bahru, combined with the proximity to the CBD, has historically supported stable demand and modest rental growth, making it a more predictable investment than peripheral estates.

How does the price per square foot at 22 Jalan Membina compare to recent resale transactions in Tiong Bahru?

Units at 22 Jalan Membina are trading at approximately S$1,155 to S$1,175 per square foot based on the S$1.37 million pricing for 1,184 sqft 2-bedroom units. Recent comparable transactions in the broader Tiong Bahru area have seen prices ranging from S$1,100 to S$1,250 psf depending on unit age, remaining lease, floor level, and specific amenity access. The development's location and 2-bedroom format position it firmly in the mid-to-upper range of the local market, reflecting its central positioning and strong amenity cluster. Buyers should compare individual units carefully, as corner units, higher floors, and those with better orientation typically command a 5% to 10% premium to the baseline pricing, whilst lower floors or road-facing units may trade at a slight discount.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase as a second property?

Singapore Citizens purchasing 22 Jalan Membina as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20%. On a purchase price of S$1.37 million, this equates to approximately S$274,000 in ABSD alone, payable upon completion of the transaction. This is a significant capital outlay that must be factored into the total acquisition cost alongside the standard Buyer's Stamp Duty (BSD), which ranges from 1% to 4% on the purchase price. For investors or those holding other residential property, the 20% ABSD represents a material headwind to investment returns and should be carefully modelled into financial projections. Some purchasers mitigate this by timing their sale of an existing property to precede the purchase, thereby resetting their residential property count, though legal advice is essential to navigate the timing and implications correctly.

What lease decay risk applies to 22 Jalan Membina, and how will it affect resale value?

HDB flats are typically sold on 99-year leases, and 22 Jalan Membina units will experience gradual lease decay over time, which impacts resale value and mortgage availability as the lease shortens. Units with leases below 80 years typically face reduced demand and lower resale prices, whilst those below 60 years become increasingly difficult to finance and may incur additional valuation discounts. For a property purchased today at S$1.37 million, prospective buyers should establish the remaining lease tenure from HDB records and factor in the anticipated lease decay impact over their holding period. Properties in Tiong Bahru have historically maintained relatively stable prices despite lease decay, thanks to the estate's central location and desirability, but buying a newer unit (if available) or negotiating price to reflect lease length is prudent. Buyers planning a multi-decade hold should consider whether a lease-renewal eligibility window may become available, as the government has periodically extended leases for mature estates, though this is not guaranteed and timing is unpredictable.

How does proximity to EW17 Tiong Bahru MRT station influence long-term capital appreciation?

The 250-metre walk to Tiong Bahru MRT Station is a primary driver of capital appreciation and buyer demand for 22 Jalan Membina. Properties within three minutes' walk of an MRT station historically command a 15% to 25% premium relative to comparable units further away, reflecting the convenience and reduced reliance on private transport. The East-West Line's stability and connectivity to major employment nodes—the CBD, business parks, and interchange points to other lines—means commute reliability is high and unlikely to deteriorate. Over time, as the broader island becomes more congested and commute times from peripheral estates lengthen, the central MRT-proximate location becomes ever more valuable. Additionally, the maturity of the Tiong Bahru station and its integration into the wider transport ecosystem means it is unlikely to be superseded by newer routes, providing enduring certainty that the accessibility advantage will persist. Investors and owner-occupiers alike should recognise that MRT proximity is one of the few location advantages that typically does not diminish over time and may strengthen as the city densifies.

Is 22 Jalan Membina suitable for high-net-worth individuals seeking a second or investment property?

Whilst HDB ownership is available to Singapore Citizens and approved categories of foreigners (subject to conditions), high-net-worth individuals typically consider HDB properties as supplementary or portfolio-diversification holdings rather than primary residences. For HNW investors, the 20% ABSD on a second property, combined with moderate gross rental yields of 2.5% to 3.5%, means the return profile is conservative relative to alternative assets. However, the central location, stability of the Tiong Bahru market, and historically low volatility can appeal to those seeking a stable, low-leverage residential holding or a lower-risk allocation. HNW individuals often favour HDB over private property in central zones specifically because the purchase price is more accessible and residual risk is bounded, allowing portfolio diversification without outsized capital commitment. For those viewing the property through a 10+ year horizon, the combination of capital stability, modest rental income, and potential lease-extension programmes makes it a defensible holding, though it is unlikely to deliver the appreciation multiples that growth-stage developments or premium private property might offer.

What Tenant Debt Service Ratio (TDSR) and financing headroom should I expect at this price point?

At a purchase price of approximately S$1.37 million, most banks will lend up to 80% of the property value under HDB financing guidelines, resulting in a loan quantum of around S$1.096 million. For a buyer with a household monthly income of S$10,000, the monthly mortgage instalment (at current ~3.5% interest rates over 25 years) would be approximately S$5,200, placing the TDSR at approximately 52% when combined with other debt obligations. This leaves modest headroom if the buyer has pre-existing liabilities; a household income of S$15,000 per month would comfortably accommodate this purchase with more flexibility. Buyers should note that TDSR rules restrict total debt servicing to 60% of monthly income, so those with car loans, credit-card balances, or other commitments must account for them carefully. First-time buyers and upgraders often find that the step up to a central-location property like this requires income verification and careful cash-flow modelling, particularly when factoring in the ABSD, legal fees, and downpayment. Working with a mortgage broker familiar with HDB financing can clarify the precise quantum available based on individual circumstances.

How does 22 Jalan Membina compare to nearby competing HDB developments like Bukit Ho Swee or Tanjong Pagar?

Tiong Bahru, Bukit Ho Swee, and Tanjong Pagar form a contiguous cluster of mature central-zone estates, each with distinct characteristics. Bukit Ho Swee, immediately adjacent, is slightly older but offers similar MRT proximity and a quieter residential feel; properties there may trade at a minor discount to Tiong Bahru due to perception of age, though the actual price differential is typically modest (5% or less). Tanjong Pagar, further east, is more densely urban and appeals to those seeking more nightlife and dining variety, though properties there command similar or slightly higher prices due to additional private-estate amenities. Compared to outer-zone developments like Jurong East or Clementi, both offering much cheaper entry prices, 22 Jalan Membina commands a substantial premium justified by the superior MRT accessibility, mature community infrastructure, and lower risk of neighbourhood stagnation. Buyers comparing across these developments should weigh lifestyle preferences (urban vibrancy vs. quiet residential), commute destinations, and risk tolerance, rather than assuming price always reflects objective quality. Tiong Bahru's relative balance between central convenience and established community character has historically made it one of the most resilient central-zone estates.

Do certain unit stack levels or floor levels offer better value within the development?

Lower-floor units (ground to fourth level) in 22 Jalan Membina typically trade at a 5% to 10% discount relative to mid-to-high floors, reflecting buyer preferences for privacy, reduced pest concerns, and lower external noise exposure. Mid-level units (fifth to fifteenth level) often represent the best value-to-utility proposition, balancing privacy gains against any slight premium to ground-floor units whilst avoiding the highest-floor premiums. Upper-floor units (sixteenth level and above, if the building extends that high) command a 5% to 10% premium due to superior views, reduced street noise, and enhanced light penetration, making them popular with owner-occupiers but less attractive to rental investors prioritising yield. Units facing the quieter back lanes of the development typically command a small premium over those fronting Jalan Membina itself, reflecting noise and external activity considerations. For investors optimising for rental yield, mid-level units facing quieter aspects often represent the optimal balance—they attract tenants seeking comfort without paying the premium for iconic top-floor positioning. Owner-occupiers, conversely, may happily pay the upper-floor premium if the views and light enhance daily quality of life and justify the additional spend.

What is the future supply pipeline for HDB in the Tiong Bahru district, and how will it affect resale values?

The Tiong Bahru district is a mature, built-up area with minimal large-scale vacant land remaining available for new HDB development. The Housing & Development Board's current Build-To-Order and new-sale focus is concentrated in growth areas such as Sembawang, Woodlands, and the North-East region, meaning new HDB supply in central Tiong Bahru is extremely limited. This supply scarcity has been a structural support for prices in existing developments, as demand from upgraders and investors continues to significantly exceed new availability. Future infrastructure projects—such as extensions to the Thomson-East Coast Line or enhancements to existing MRT stations—could marginally enhance the area's appeal, but are unlikely to trigger significant new HDB construction in situ. The concentration of land ownership by institutions and the premium value of land in the central zone make new large-scale public housing developments unlikely. This scarcity environment is favourable for owners of existing units, as it underpins price floors and reduces the risk of oversupply erosion. Buyers should view 22 Jalan Membina within this context: the limited future competition from new supply is a structural advantage that has supported central-area property values through multiple market cycles and is likely to persist.

[For Sale] Hdb Flat At 22 Jalan Membina — From S$1.4M