Type

Units

Min Area

Price Range

3 BR

969 sqft

S$918K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$918K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$184K on this acquisition.
Located 7 min (590 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.

118A Jalan Membina: HDB Living in the Heart of Tiong Bahru

118A Jalan Membina stands as a well-established residential address in one of Singapore's most sought-after mature estates. Located in the Tiong Bahru precinct, this development offers straightforward, practical housing suited to families, upgraders, and investors seeking stable property in an established neighbourhood. The development provides a range of unit configurations, with properties spanning multiple bedroom layouts and floor levels, each designed to accommodate different lifestyle needs and space requirements.

The neighbourhood surrounding 118A Jalan Membina is characterised by strong infrastructure and community fabric. Residents benefit from immediate proximity to the East-West Line via EW17 Tiong Bahru MRT Station, situated just seven minutes' walk away at approximately 590 metres distance. This accessibility transforms commuting patterns, making it straightforward to reach the Central Business District, major employment hubs, and educational institutions across Singapore. The reliability of the MRT connection has consistently underpinned property values and rental demand in this locality over successive market cycles.

Location and Transport Connectivity

The positioning of 118A Jalan Membina within Tiong Bahru delivers tangible advantages for daily living. The seven-minute walk to EW17 Tiong Bahru Station positions residents at a major transport junction, where the East-West Line connects directly to Pasir Ris in the east and Tuas Link in the west. This geographical centrality reduces dependency on private vehicles and opens employment opportunities across the island without lengthy commutes. For families with school-age children, the estate's location near established primary and secondary schools represents a significant convenience factor that has traditionally supported sustained demand and capital preservation.

Beyond the MRT, the immediate neighbourhood offers bus services, neighbourhood shops, and community facilities typical of a mature estate. Tiong Bahru itself retains distinctive character, with heritage shophouses, wet markets, and local eateries that maintain cultural authenticity whilst the surrounding areas have gradually modernised. This balance between established infrastructure and neighbourhood authenticity appeals to buyers seeking stability rather than speculative appreciation.

Unit Configurations and Market Positioning

Properties at 118A Jalan Membina are offered across multiple configurations, with units ranging through different bedroom counts and floor areas. The development includes three-bedroom variants spanning approximately 969 square feet, providing adequate space for families without the density of smaller units or the premium costs of larger configurations. The dual-bathroom layouts in many units reflect contemporary living standards, accommodating multi-generational households and enhancing rental appeal for potential tenants.

Pricing across the development reflects the mature estate positioning and transport-linked location. Units are priced competitively within the Tiong Bahru market context, where recent transactions have established benchmarks between S$900,000 and S$950,000 for comparable three-bedroom units, depending on precise floor level and unit orientation. This pricing sits centrally within Tiong Bahru's established range, neither commanding premium valuations nor requiring deep discounts, indicating realistic market positioning that supports both owner-occupation and investment purposes.

Investment and Rental Potential

For investors evaluating 118A Jalan Membina as part of a rental portfolio, the development offers steady income generation characteristics typical of mature-estate HDB flats in transport-accessible locations. Three-bedroom units in this neighbourhood typically achieve monthly rents between S$3,200 and S$3,600, depending on exact configuration and floor level preferences among tenants. This rental profile generates gross yields hovering near 4% to 4.5% per annum on a purchase price basis, a return range consistent with stabilised HDB assets in established neighbourhoods with strong MRT access.

Rental demand for this development derives from three distinct tenant cohorts: young professionals utilising public transport to reach city employment, families prioritising neighbourhood stability and school catchment zones, and upgraders temporarily renting whilst awaiting Build-To-Order (BTO) flat completion or assessing permanent relocation. The diversity of tenant profiles underpins occupancy stability and reduces concentration risk on any single demographic segment. Tenancy turnover in mature estates tends toward 18 to 24-month cycles, providing predictable management patterns and mid-cycle rental adjustments that gradually track inflation.

Financing and Buyer Suitability

First-time homebuyers evaluating 118A Jalan Membina will encounter favourable financing conditions through HDB loans and commercial mortgages. HDB loan eligibility typically extends to properties of this age and condition without restriction, with maximum loan quantum set at 90% of the lower of valuation or purchase price, capped at S$450,000. At prevailing market prices, a first-time buyer would require a minimum cash deposit of approximately S$90,000 to S$100,000, with total debt-servicing ratio (TDSR) headroom typically remaining adequate for households with combined monthly incomes above S$6,500 after the property acquisition.

Second-property buyers must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, a material consideration that elevates total acquisition costs substantially. For an investor purchasing a second residential property, ABSD on a S$920,000 purchase equates to approximately S$184,000, increasing the total cash requirement to circa S$274,000 assuming 90% loan financing. This cost structure positions 118A Jalan Membina advantageously for owner-occupiers but demands careful yield analysis for investment-oriented purchasers seeking to overcome ABSD friction costs through rental returns and appreciation.

Upgraders transitioning from smaller HDB units or private housing will find the three-bedroom configurations at 118A Jalan Membina to represent functional step-ups with moderate price premiums over comparable two-bedroom units in the same estate. The neighbourhood familiarity of many upgraders within Tiong Bahru, combined with improved space and maintained transport accessibility, typically generates high satisfaction outcomes and low regret among this buyer cohort.

Lease Tenure and Resale Value Preservation

As an HDB flat, 118A Jalan Membina operates under the standard HDB lease framework, which varies by specific block and construction phase. Units within this address are subject to either 99-year or 999-year lease terms, depending on the initial lease commencement date. For properties under 99-year lease regimes, lease decay becomes a material consideration affecting resale values as the property ages beyond the 80-year mark. Prospective buyers must verify exact lease remaining before committing to purchase, as properties with remaining lease below 80 years face increasing resale difficulty and financing restrictions from lending institutions.

The HDB's lease extension and Selective En bloc Redevelopment Scheme (SERS) policies provide mechanisms for lease preservation in mature estates, though these remain discretionary rather than guaranteed. Historical patterns suggest HDB flats in transport-connected locations like Tiong Bahru are typically selected for SERS ahead of more peripheral estates, providing psychological reassurance to buyers. Nonetheless, lease tenure should be explicitly verified and factored into long-term holding assumptions, particularly for investors with extended hold periods beyond 20 years.

Competitive Context and Market Dynamics

Within Tiong Bahru itself, 118A Jalan Membina competes with other established HDB blocks across Jalan Membina, Jalan Besar, and the broader estate perimeter. Comparable blocks such as 118, 119A, and adjacent structures offer similar configurations and pricing bands, creating a relatively homogeneous market where location subtleties (precise MRT proximity, unit orientation, floor level preferences) drive differentiation rather than fundamental property type or neighbourhood factors. This homogeneity supports price transparency and reduces information asymmetry between buyers and sellers, encouraging realistic market pricing.

Adjacent mature estates in Outram (beyond Tiong Bahru proper) and Tanglin offer alternative purchasing options at modestly lower price points, though with reduced MRT proximity and different neighbourhood character. The price differential between 118A Jalan Membina and these outer-lying alternatives typically ranges from 3% to 7%, reflecting the value premium of direct MRT accessibility and Tiong Bahru's established reputation.

Future Considerations and Estate Evolution

Tiong Bahru's trajectory as a neighbourhood reflects broader patterns in Singapore's urban renewal and mature estate development. The estate has experienced gradual neighbourhood upgrading through the Neighbourhood Renewal Programme, with infrastructure improvements and environmental enhancement initiatives maintaining property values and resident satisfaction. Future supply pipeline considerations focus on BTO launches and private residential developments in adjacent precincts, though Tiong Bahru's established status and land constraints mean major new HDB supply is unlikely to significantly impact prices in the near term.

For buyers with 10-year or longer time horizons, 118A Jalan Membina represents a stable, transport-connected asset likely to maintain value through changing market cycles. The combination of established infrastructure, MRT access, and mature neighbourhood character creates inherent demand resilience that differentiates this property class from purely speculative holdings.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 118A Jalan Membina?

Three-bedroom units at 118A Jalan Membina typically achieve monthly rents between S$3,200 and S$3,600, translating to gross rental yields of approximately 4.0% to 4.5% per annum on the purchase price. This yield profile sits comfortably within the range for stabilised HDB assets in mature estates with strong MRT access, though it falls short of peripheral estates where prices are lower but transport connectivity is reduced. Investors should note that HDB flats historically deliver steady-state yields rather than year-on-year appreciation, making them suitable for income-focused portfolios where capital preservation and stable returns matter more than capital growth potential. After factoring in property tax, insurance, maintenance contributions, and allowances for vacancy, net yields typically compress to 3.0% to 3.5%, highlighting the importance of tight cost management for property-investor returns.

How does the price per square foot at 118A Jalan Membina compare to recent transactions in Tiong Bahru?

Recent transactions for comparable three-bedroom HDB units in Tiong Bahru have established benchmarks at approximately S$948 to S$975 per square foot, depending on precise floor level and unit orientation. 118A Jalan Membina units at typical market prices represent a price per square foot aligned with this established range, positioning the development as competitively priced rather than trading at a discount or premium to neighbourhood norms. This pricing alignment reflects the block's maturity, MRT proximity, and reasonable condition without commanding special scarcity premium. Buyers comparing multiple blocks within Tiong Bahru will typically find variation of 2% to 5% between lowest and highest asking prices driven primarily by exact MRT walking distance and floor level preferences rather than fundamental supply scarcity or desirability differentials.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing a second residential property at 118A Jalan Membina?

A Singapore Citizen purchasing a second residential property is subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a typical three-bedroom unit at 118A Jalan Membina priced around S$920,000, ABSD would amount to approximately S$184,000, substantially increasing total acquisition costs beyond the base purchase price. This ABSD cost must be factored into overall investment return calculations, as the 20% friction cost significantly compresses returns unless offset by appreciation gains or substantial rental income growth. Second-property buyers should model multiple appreciation scenarios to determine the break-even hold period required to overcome ABSD costs and achieve returns comparable to alternative investments, as the ABSD burden makes quick-flip strategies economically unviable for most residential purchasers.

What lease tenure does 118A Jalan Membina operate under, and what are the implications for long-term resale value?

118A Jalan Membina operates under either a 99-year or 999-year lease tenure, depending on the specific block and its original lease commencement date, with this critical detail requiring explicit verification before purchase completion. For properties under 99-year lease regimes, lease decay becomes a material consideration once the remaining lease falls below 80 years, at which point resale values begin compressing and lending institutions may restrict mortgage financing options. Buyers should conduct a lease tenure search through HDB records to establish the precise remaining lease years and model potential value erosion if planning holds beyond 20-30 year horizons. The HDB's Selective En bloc Redevelopment Scheme (SERS) provides a policy mechanism for lease renewal in mature estates, though this remains discretionary; historically, estates with strong MRT access like Tiong Bahru have been prioritised for SERS over more peripheral locations, providing some reassurance but not absolute certainty.

How does proximity to EW17 Tiong Bahru MRT Station affect property demand and long-term capital appreciation?

Proximity to EW17 Tiong Bahru MRT Station at approximately 590 metres (seven minutes' walk) creates sustained demand tailwind for 118A Jalan Membina by enabling direct access to employment clusters across the island without private vehicle dependency. Properties within this walking-distance radius consistently demonstrate lower price volatility and faster resale cycles compared to estate locations further from MRT access, as the transport connection appeals across multiple buyer cohorts (young professionals, families, upgraders, investors). Historically, mature estates with established MRT connections have appreciated at inflation-plus rates of 1% to 2% annually, substantially outpacing more peripheral locations which experience greater price volatility and longer selling cycles. The MRT connection also supports rental demand stability, as tenants consistently value transport accessibility highly when selecting rental properties, reducing tenant churn risk for investor-owners.

Is 118A Jalan Membina suitable for first-time homebuyers, upgraders, or investor profiles?

118A Jalan Membina serves all three buyer profiles effectively, though with differing suitability rationales. First-time homebuyers benefit from HDB loan availability at favourable terms (up to 90% financing with no stamp duty), making purchase accessible with deposits around S$90,000 to S$100,000 on typical pricing; the mature neighbourhood also offers community facilities and school options that younger families prioritise. Upgraders transitioning from smaller HDB units find the three-bedroom configurations represent meaningful space improvements with moderate price premiums while maintaining transport accessibility they may already value. Investors are suited to the property provided they accept 4.0% to 4.5% gross yields and 10-plus-year hold horizons; the ABSD 20% cost for second-property buyers demands careful return modelling to justify acquisition against alternative investments. Across all profiles, the established neighbourhood character, MRT access, and price stability position 118A Jalan Membina as a low-risk, moderate-return asset rather than a high-growth or speculative holding.

What are the Total Debt-Servicing Ratio (TDSR) and financing headroom implications at typical 118A Jalan Membina purchase prices?

At typical purchase prices around S$920,000 with 90% HDB loan financing (S$828,000 loan quantum), monthly mortgage servicing at 2.6% interest rates approximates S$3,350, establishing a TDSR anchor point for buyer qualification. Buyers with combined household monthly incomes above S$7,000 typically pass TDSR thresholds comfortably (maintaining debt servicing below 60% of gross income), while couples with combined income S$5,500 to S$7,000 may face moderate constraints, particularly if carrying existing liabilities such as car loans or personal credit lines. First-time buyers should model TDSR calculations explicitly, as some lending institutions apply stricter criteria (55% TDSR cap) than the regulatory maximum of 60%, reducing approved loan quantum marginally. The TDSR constraint becomes more acute for second-property buyers, where ABSD costs may require larger cash outlays, reducing effective leverage and necessitating higher cash equity contributions that correspondingly compress TDSR headroom.

How does 118A Jalan Membina compare to competing HDB blocks in the immediate Tiong Bahru precinct?

Comparable HDB blocks within Tiong Bahru such as 118, 119A, and nearby structures offer similar configurations and pricing, with price variation typically constrained to 2% to 5% driven by specific MRT proximity, unit orientation, and floor-level preferences rather than fundamental property differentiation. The homogeneity of competing supply within the same estate creates a transparent market where buyers can readily assess relative value across multiple unit viewings within short walking distances. 118A Jalan Membina's specific advantage centres on exact MRT proximity at 590 metres, which falls within the optimal walking-distance range; some competing blocks may sit slightly further (increasing walking times to 8-10 minutes) or closer, creating measurable (though modest) value differentials. The absence of significant supply heterogeneity within this immediate precinct favours rigorous buyer due diligence on exact unit configuration, floor level, and orientation, as these micro-factors often prove more influential on satisfaction outcomes than block-level macro characteristics.

Which unit stack or floor level at 118A Jalan Membina represents the best value proposition for different buyer priorities?

Floor-level preferences at HDB estates typically bifurcate between buyers seeking lower-floor units (convenient for families with young children and elderly residents; valued by tenants with mobility constraints) and higher-floor units (commanding light, ventilation, and reduced neighbour-density amenity). For owner-occupiers with children, mid-level floors (4th to 8th storey) often represent optimal value, balancing accessibility, natural light, and manageable lift wait times whilst avoiding premium pricing commanded by top-storey units. For investor-landlords targeting younger professional tenants, higher floors (9th storey and above) typically command slightly elevated rents (3% to 5% premium) reflecting tenant preferences for privacy and light, potentially justifying purchase price premiums in the 4% to 6% range. Lower floors consistently experience highest tenant accessibility and may suit investor portfolios focused on mobility-restricted tenant demographics, though market data suggests these units command modest price discounts (2% to 4%) reflecting preference concentration toward mid and upper floors. Unit stack orientation (facing highway versus park; prevailing wind exposure) often proves more impactful on long-term satisfaction than floor-level alone, warranting explicit inspection of aspect and ventilation characteristics alongside numerical floor comparison.

What is the future supply pipeline for HDB flats in Tiong Bahru and surrounding districts, and how might this affect 118A Jalan Membina values?

Tiong Bahru is an established mature estate with limited remaining land availability for major new HDB supply, with most future development focused on Build-To-Order (BTO) projects in adjacent precincts further from the MRT rather than within the core Tiong Bahru footprint. The constrained supply environment within Tiong Bahru proper supports long-term value stability for existing assets like 118A Jalan Membina, as new competing supply is unlikely to emerge within the immediate neighbourhood. Selective En bloc Redevelopment Scheme (SERS) proposals occasionally surface for other estates, though these remain discretionary policy decisions rather than predictable supply additions; historically, estates with strong MRT access like Tiong Bahru are less likely SERS candidates compared to peripheral locations. The broader HDB supply pipeline focuses on growth areas beyond the central belt, meaning that Tiong Bahru flats are unlikely to face sustained competitive pressure from new-launch HDB stock priced substantially below older inventory. For buyers with 10-plus-year investment horizons, the constrained supply environment underpins moderate capital preservation expectations and supports stable rental demand for investor portfolios.

Hdb Flat At 118A Jalan Membina — From S$918K