Type

Units

Min Area

Price Range

3 BR

969 sqft

S$4,400/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$4,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$880 on this acquisition.
Located 2 min (170 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.

19 Jalan Membina: A Cornerstone HDB Development in Tiong Bahru

19 Jalan Membina stands as a well-established public housing development in the heart of Singapore's Tiong Bahru estate, a neighbourhood that has evolved into one of the island's most sought-after residential and lifestyle destinations. Situated just two minutes' walk from Tiong Bahru MRT Station on the East–West Line, this development benefits from exceptional accessibility that has historically driven strong demand across multiple buyer segments. The proximity to the station represents a significant advantage for daily commuters, families navigating school runs, and professionals requiring rapid transit to central business districts.

The Tiong Bahru locality itself carries considerable cultural and historical significance within Singapore's urban landscape. The estate has undergone thoughtful regeneration over recent decades, transforming into a vibrant hub where traditional shophouse architecture coexists with modern residential complexes, independent retailers, and contemporary dining establishments. This blend of heritage and contemporary living has positioned properties in the area as attractive options for buyers seeking character-rich neighbourhoods without sacrificing modern convenience. The area's maturity ensures that essential services—healthcare facilities, educational institutions, grocery outlets, and recreational spaces—are comprehensively established and readily accessible.

Units at 19 Jalan Membina span multiple configurations, accommodating a broad spectrum of housing needs and investment strategies. The development's long track record within the public housing system means it has demonstrated resilience through multiple property cycles, with a stable tenant base and consistent transaction volumes. For investors evaluating the development as a potential addition to their portfolio, the combination of mature infrastructure, established rental demand, and the estate's reputation provides a foundation for assessing long-term value retention.

Connectivity and Transport Advantages

The 170-metre separation between 19 Jalan Membina and Tiong Bahru MRT Station constitutes a material advantage in Singapore's property market, where transit accessibility directly correlates with demand intensity and capital appreciation potential. The East–West Line (EW17) connects residents to Outram Park, the financial hub, and onwards to Changi Airport via interchange points, placing the development within a major transport corridor. For working professionals, the direct line access eliminates reliance on feeder bus services during peak hours and reduces overall commute fatigue—a consideration increasingly valued by owner-occupiers and tenants alike.

Beyond the MRT, the locality benefits from extensive bus connectivity and is positioned within reasonable walking distance of secondary arterial roads, enhancing accessibility for private vehicle users. The mature road network reduces congestion relative to developing estates, and residents enjoy proximity to the Singapore River, which hosts recreational pathways and waterfront dining venues. This combination of public and private transport options, coupled with neighbourhood walkability, reinforces the development's appeal to multiple demographic cohorts.

Residential Character and Community Infrastructure

Tiong Bahru's identity as a mixed-income, culturally diverse neighbourhood distinguishes it from purely new-build enclaves. The estate hosts a range of community amenities including multi-purpose pavilions, sports facilities, wet and dry markets, and hawker centres that remain focal points for residents. These established facilities reduce dependency on private consumption and support a lifestyle characterised by community interaction—a draw for families and retirees seeking social rootedness. The presence of primary and secondary schools within the wider estate, alongside childcare centres and enrichment providers, positions the neighbourhood as family-friendly and supportive of longer-term residential stability.

Healthcare infrastructure is similarly mature, with polyclinics and private medical centres serving the population. Retail and F&B options have expanded substantially, with independent cafés, restaurants, and boutique shops attracting visitors from beyond the estate and supporting a local economy that enhances property desirability. The regeneration of shophouses and introduction of co-working spaces have attracted younger demographics and remote workers, diversifying the estate's population profile and supporting both rental yield potential and social vibrancy.

Investment Considerations and Rental Yield Potential

Investors evaluating 19 Jalan Membina as part of an acquisition strategy should recognise that HDB properties in mature estates with strong MRT connectivity typically command stable rental demand. The estate's established character, combined with its appeal to expatriates, young professionals, and multi-generational families, creates a diversified tenant pool. Rental yields across the Tiong Bahru precinct have historically ranged in the region of 3 to 5 percent per annum, contingent on specific unit configurations, floor levels, and unit condition. Properties with unobstructed views, high floor placement, and corner or end-of-stack positioning typically command premium rental rates relative to mid-stack units, allowing investors to optimise income generation through selective unit selection.

The development's maturity also implies lower capital appreciation relative to emerging estates; however, this characteristic is balanced against reduced downside volatility and more predictable valuation trajectories. Investors should factor HDB lease decay into medium to long-term return expectations, particularly for units purchased at higher remaining-lease thresholds, as gradual lease erosion impacts both rental competitiveness and end-buyer demand as the lease approaches 60 years remaining.

Buyer Profiles and Suitability Assessment

First-time buyers and upgraders find 19 Jalan Membina particularly suitable given its established affordability within the broader HDB market and the estate's lifestyle attributes. Young families benefit from the proximity to schools, community facilities, and a neighbourhood atmosphere that balances urban convenience with residential tranquillity. For upgraders transitioning from smaller units or ageing properties, the development offers a combination of scale, condition, and location that justifies a mid-market purchase within their budget parameters. High-net-worth individuals occasionally acquire HDB properties in premium locations such as Tiong Bahru for diversification or to secure a coastal-adjacent foothold at a lower entry cost than private residential alternatives in the vicinity.

Investors seeking yield-focused acquisitions appreciate the development's stable tenant base and the estate's reputation for consistent demand. The combination of mature infrastructure and established community characteristics supports lower tenant churn and more predictable vacancy periods, reducing portfolio management complexity relative to newer estates with less-defined residential patterns. Retirees downsizing from larger private properties frequently view developments like 19 Jalan Membina as offering financial release coupled with substantial lifestyle retention—the neighbourhood's walkability, healthcare proximity, and social amenities align well with active retirement profiles.

Lease Tenure and Valuation Dynamics

As an HDB property, 19 Jalan Membina exists within Singapore's public housing framework, whereby leasehold tenure is fixed at 99 years from the date of initial grant. Prospective buyers should note that lease decay—the gradual erosion of asset value as the lease period contracts—becomes a material consideration for valuation purposes once the remaining lease falls below 80 years. For units currently transacting, remaining lease duration should be verified against the Land Titles Registry, as this directly impacts both financing eligibility and long-term resale potential. Banks typically impose stricter loan-to-value ratios on properties with less than 70 years remaining, and investor interest notably diminishes once lease profiles deteriorate significantly, potentially constraining exit options for sellers.

Historically, HDB properties in sought-after locations such as Tiong Bahru have commanded floor price growth sufficient to offset lease decay impacts across moderate holding periods; however, this assumption requires validation through comparative transaction analysis and district-specific market trends. The development's maturity, combined with its established transport connectivity, provides some insulation against severe valuation compression, but buyers and investors must remain cognisant of lease remaining as a critical valuation variable.

Market Positioning and Competitive Landscape

The Tiong Bahru precinct encompasses several HDB estates spanning different completion vintages and lease remaining categories. Properties at 19 Jalan Membina compete indirectly with units in adjacent blocks and nearby developments such as those in the Outram and Cantonment areas, where pricing per square foot typically reflects similar maturities and transport accessibility. Recent transactional data across the broader Tiong Bahru area indicates price-per-square-foot ranges broadly comparable to other EW-Line-adjacent estates of similar age, though specific unit configurations, floor levels, and internal conditions generate material variance around district benchmarks. Buyers should conduct comparative analysis across multiple recent transactional examples within the immediate neighbourhood to establish informed negotiation parameters and assess individual unit value relative to development-wide norms.

The estate's long-standing status and the scarcity of new public housing development in central locations positions properties here as defensible medium-term holdings, with valuation resilience underpinned by limited competing supply in the immediate vicinity and strong baseline demand from transport-oriented buyer cohorts.

Frequently Asked Questions

What rental yield can investors typically expect from purchasing a unit at 19 Jalan Membina?

Rental yields across mature HDB developments in Tiong Bahru with strong MRT connectivity typically range between 3 and 5 percent per annum, contingent on specific unit configuration, floor level, and condition. Properties positioned at higher floors, corner units, or those with unobstructed views generally command premium rental rates relative to mid-stack alternatives, allowing investors to optimise income through selective unit selection. The estate's established tenant base, including professionals, expatriates, and multi-generational families, supports diversified rental demand, though lease decay becomes a material consideration for medium to long-term yield projections as the lease diminishes below 80 years remaining.

How does pricing per square foot at 19 Jalan Membina compare to recent transactions in Tiong Bahru and adjacent precincts?

Price-per-square-foot metrics for units at 19 Jalan Membina typically align with broader Tiong Bahru district benchmarks, reflecting the estate's mature status and proximity to the EW17 MRT station. Recent transactional data across neighbouring HDB blocks and competing estates in Outram and Cantonment areas indicates comparable pricing bands; however, individual unit configurations, floor placement, and internal finishes generate material variance around district averages. Prospective buyers should conduct comparative transaction analysis across multiple recent examples within the immediate two to three-block radius to establish accurate negotiation parameters and assess whether specific units command premiums or discounts relative to development-wide norms.

What Additional Buyer's Stamp Duty (ABSD) implications apply to second-property purchasers acquiring a unit here?

Singapore Citizens purchasing a second residential property, including an HDB flat, incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. This represents a substantial cost increment beyond the standard conveyancing fees and stamp duties, materially impacting total acquisition outlay for investor profiles. For a property transacting at S$500,000, the 20% ABSD liability would amount to S$100,000, requiring careful cash-flow planning alongside mortgage serviceability assessments. Prospective second-property purchasers should factor this duty into their total investment cost and consider its impact on overall return expectations, particularly for properties with moderate rental yield profiles.

What lease decay risks should buyers consider, and how might this affect long-term resale value?

As an HDB property with a fixed 99-year leasehold tenure, 19 Jalan Membina will experience gradual lease decay over time, which materially impacts asset valuations once the remaining lease diminishes below 80 years. Financing becomes more restrictive as lease periods contract, with banks imposing stricter loan-to-value ratios and investor interest declining substantially once remaining lease falls to 60 years or below. Whilst the development's maturity and transport connectivity provide some valuation insulation, prospective buyers should conduct lease remaining verification and model long-term exit scenarios, particularly for investor profiles expecting multi-decade holding periods. Recent transactional trends suggest that Tiong Bahru properties in strong locations have historically offset lease decay through floor price growth, but this assumption requires validation through district-specific analysis.

How does proximity to Tiong Bahru MRT Station influence demand and capital appreciation for units at this development?

Direct proximity to Tiong Bahru MRT Station (170 metres) represents a substantial demand driver across multiple buyer cohorts, as the station provides access to the East–West Line connecting to Outram Park, the CBD, and Changi Airport via interchange points. Properties within walking distance of MRT stations historically command price premiums relative to properties requiring feeder bus access, and the MRT accessibility reduces commute fatigue for working professionals—a consideration increasingly valued in the post-pandemic market. Capital appreciation across MRT-proximate HDB developments typically outpaces broader estate averages during growth phases, though appreciation rates vary based on broader market cycles and competing supply pipeline dynamics. The station's role as a major transport hub enhances the development's appeal to younger professionals, families, and expatriates, supporting demand stability and rental yield consistency across property cycles.

Which buyer profiles—first-timers, upgraders, investors, retirees—are best suited to properties at 19 Jalan Membina?

The development appeals broadly across multiple buyer cohorts: first-time buyers benefit from established affordability, proximity to schools, and comprehensive community infrastructure supporting family life; upgraders transitioning from smaller units find the development's scale and neighbourhood amenities justify mid-market positioning within budget parameters. Investors appreciate the stable tenant base, mature estate infrastructure, and predictable rental demand across diverse tenant profiles; retirees downsizing from larger private properties view the development as offering financial release whilst retaining lifestyle attributes through walkability, healthcare proximity, and social facilities. High-net-worth individuals occasionally acquire HDB properties in premium Tiong Bahru locations for diversification or to secure a central-location foothold at lower cost than private residential alternatives. The estate's diverse appeal across demographic segments supports demand resilience across property cycles and reduces concentration risk for owners or investors seeking broad-based exit options.

What TDSR headroom and financing capacity exist for typical buyers at prevalent price points?

Total Debt Service Ratio (TDSR) constraints limit borrower loan eligibility to 55% of gross monthly income, a ceiling that materially impacts purchase capacity at various price points across the development. A buyer with S$5,000 monthly income can service monthly debt payments up to S$2,750, which translates to a loan amount of approximately S$550,000 at prevailing mortgage rates (assuming 25-year tenure and 3.5% average rates). Properties at 19 Jalan Membina transacting in the S$450,000 to S$650,000 band therefore require buyers with gross monthly incomes of S$8,000 to S$12,000 to maintain comfortable TDSR buffers, whilst acknowledging that existing liabilities and dependant allowances reduce actual borrowing capacity. Buyers should engage mortgage brokers to model specific scenarios, as TDSR limits represent a material constraint during market upswings or for buyers with non-standard income profiles or existing debt obligations.

How does 19 Jalan Membina compare to neighbouring competing HDB developments in terms of value and positioning?

The development competes indirectly with adjacent HDB blocks within Tiong Bahru estate and nearby developments in Outram and Cantonment precincts, where comparable lease tenure, MRT proximity, and estate maturity generate broadly similar price-per-square-foot ranges. Properties at 19 Jalan Membina benefit from the estate's long-standing reputation and stable community infrastructure, though pricing differentials typically reflect specific unit configurations, floor levels, and recent renovations rather than development-wide positioning. Some adjacent blocks may offer marginally lower pricing due to different completion vintages or internal condition variations; conversely, units with superior orientation, higher floor placement, or corner positioning command premiums relative to standard mid-stack alternatives. Comparative transaction analysis across the immediate neighbourhood is essential for buyers to understand whether specific units represent relative value or command positioning-justified premiums within the broader Tiong Bahru market.

Which floor levels or unit stacks offer the best value proposition within 19 Jalan Membina?

Mid-stack units (floors 7 to 15 within typical HDB block designs) often represent optimal value propositions, offering reasonable light and ventilation whilst commanding marginally lower pricing than premium high-floor units that attract end-buyer and investor preference. Lower floor units (ground to floor 6) typically trade at material discounts despite HDB block setbacks that generally minimise adjacent building obstruction; these discounts create arbitrage opportunities for investors seeking rental yield, as lower-floor pricing may not be fully offset by reduced rental competitiveness. Corner and end-of-stack units, regardless of floor, command premium pricing due to enhanced light, ventilation, and perceived prestige; however, price premiums occasionally exceed incremental rental uplift, reducing yield-optimised value for investor profiles. Prospective buyers should analyse development-wide transactional comparables across floor levels and stack positions to identify where pricing misalignments create value, particularly when specific unit characteristics (corner positioning, recent renovation) justify selective price divergence from development norms.

What future supply dynamics in the broader Tiong Bahru and Central Region might impact long-term property values at this development?

The Central Region, encompassing Tiong Bahru and surrounding precincts, faces constrained new HDB supply given land scarcity and the priority afforded to suburban new towns in current public housing development planning. This supply constraint provides valuation support for established developments like 19 Jalan Membina, as competing new-build HDB alternatives remain geographically distant from the central location. Private residential developments in adjacent areas (such as upcoming projects in the Cantonment precinct) introduce alternative investment options for affluent buyers seeking central locations; however, pricing differentials between HDB and private alternatives typically exceed S$1 million, limiting direct competition from luxury private supply. Broader property market dynamics, including interest rate cycles, economic growth trajectories, and policy interventions affecting HDB affordability or investor eligibility, may influence demand intensity across the estate. Prospective buyers and investors should monitor urban development planning for the Central Region and any announcements regarding major infrastructure projects (such as transport expansions or urban regeneration initiatives) that could materially influence medium to long-term appreciation potential and neighbourhood character evolution.

[For Rent] Hdb Flat At 19 Jalan Membina — From S$4,400