Type

Units

Min Area

Price Range

2 BR

646 sqft

S$759K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$759K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$152K on this acquisition.
Located 8 min (650 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?

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26D Jalan Membina: Central Singapore Living in Tiong Bahru

26D Jalan Membina stands as a compelling proposition for buyers seeking established HDB living in one of Singapore's most sought-after neighbourhoods. Located in the heart of Tiong Bahru, this development offers residents direct access to a district renowned for its distinctive character, thriving community spirit, and strategic position within Singapore's Central Region. The address places occupants within walking distance of some of the island's most authentic hawker fare, independent bookshops, art galleries, and cafes that have made Tiong Bahru a destination for both locals and visitors.

The development's location delivers significant logistical advantage. Tiong Bahru MRT Station (EW17) sits just 650 metres away—a comfortable eight-minute walk—positioning residents on the East-West Line, one of Singapore's busiest and most strategically important transport corridors. This accessibility means direct access to the Central Business District, Changi Airport via Tanah Merah interchange, and suburban job centres across the island without transfers. For professionals working across the city or requiring frequent airport travel, this proximity translates to tangible time savings and reduced transport costs over the ownership period.

Market Positioning and Pricing

Units at 26D Jalan Membina are priced from S$758,888, reflecting fair value within the Tiong Bahru market where established HDB stock commands respect from multiple buyer cohorts. The Central Region location and proximity to essential transport justify the pricing relative to newer estates further out. Comparable properties in the immediate vicinity—including units at nearby Tiong Bahru Road addresses and neighbouring blocks—typically command similar price points, confirming that 26D Jalan Membina aligns with current market reality rather than trading at a premium or discount. For buyers evaluating Central Region HDB options, this development warrants serious consideration as part of a shortlist that might include Duxton or Outram properties, which often carry steeper valuations.

Appeal Across Buyer Profiles

First-time buyers find particular value at 26D Jalan Membina. The established estate character, minimal defect risk on a mature development, and straightforward financing profile appeal to younger Singaporeans making their initial property commitment. The central location reduces the likelihood of future neighbourhood decline, a key concern for first-timers contemplating a 30-year mortgage on an unfamiliar estate. Upgraders—typically selling a smaller flat in an outer estate—benefit from the quality-of-life improvement, shorter commutes, and enhanced access to amenities that justify stepping up in purchase price. For this cohort, the additional space and central location often represent the core motivation, and 26D Jalan Membina delivers both without the premium attached to luxury condominiums in the same district.

Investors, including high-net-worth individuals diversifying into rental-yielding residential assets, view HDB flats at this location as resilient, stable holdings. The Tiong Bahru neighbourhood attracts young professionals, expatriate renters, and longer-term residents seeking character and walkability—demographics that generate consistent rental enquiry. A unit at 26D Jalan Membina rented at market rates can typically achieve gross rental yields in the 3–4% range, depending on lease length and unit configuration, making it competitive against Singapore's broader HDB investment landscape.

Financing and Stamp Duty Implications

First-time buyers benefit from stamp duty relief on HDB purchases, with no ABSD liability regardless of nationality. Singapore Citizen upgraders purchasing a second residential property must account for Additional Buyer's Stamp Duty at 20% of the purchase price, significantly increasing the effective cost of acquisition. For a unit priced at S$758,888, this represents an additional S$151,776 in ABSD—a material consideration in financing planning and entry cost calculation. Buyers should engage a mortgage broker early to confirm Total Debt Service Ratio (TDSR) compliance and available loan quantum, particularly where ABSD forces a larger down-payment or reduces borrowing capacity.

MRT Proximity and Capital Appreciation

Tiong Bahru MRT's role as an interchange station between the East-West Line and connections to the broader network underpins long-term demand stability. Unlike developments served by single, less-critical stations, Tiong Bahru's position means the neighbourhood benefits from both commuter through-traffic and local ridership. Future enhancements to the MRT network—including ongoing Circle Line extensions and improvements to bus rapid transit—will only reinforce this advantage. Properties within 10 minutes' walk of major interchange stations historically demonstrate stronger capital appreciation relative to comparable flats deeper within suburban estates, a pattern likely to persist at 26D Jalan Membina.

Estate Character and Amenities

The surrounding neighbourhood combines heritage charm with contemporary convenience. Tiong Bahru Market and Food Centre remain iconic institutions, serving residents with freshly cooked meals at affordable prices. Meanwhile, the district's evolution into a creative and cultural hub—with independent retailers, design studios, and boutique eateries—has broadened the appeal beyond its traditional constituency. Young families benefit from established primary schools within the planning area, whilst older residents appreciate the proximity to Outram Hospital and healthcare facilities. The built environment, characterised by lower-rise blocks and pedestrian-friendly streets, creates a sense of community and walkability that newer estates, despite superior facilities, often struggle to replicate.

Lease Tenure and Long-Term Considerations

As HDB flats, units at 26D Jalan Membina carry the standard 99-year lease from their point of first sale. For current sellers and buyers, lease decay remains a consideration as developments age, particularly for investors contemplating resale within 20–30 years. The Housing and Development Board's lease top-up and flat trade-in schemes provide some mitigation, though these typically apply well into the lease period and involve administrative processes. Buyers should view 26D Jalan Membina as a long-term hold or a stepping stone within a 15–20 year ownership window, rather than an asset to be held until the lease decays significantly.

Competitive Context Within Central Singapore

The Tiong Bahru area competes directly with neighbouring Outram and Duxton estates, both served by nearby MRT stations. Duxton typically commands premium pricing owing to recent renewal initiatives and newer amenities, whilst Outram offers similar vintage and character to Tiong Bahru. 26D Jalan Membina occupies the middle ground—mature, established, and affordably priced relative to premium Central Region alternatives, yet delivering the neighbourhood appeal and transport access that justify its position. First-timers and upgraders often find the value proposition more attractive than equivalent units in Duxton, whilst serious investors recognise Tiong Bahru's rental stability relative to newer, less-proven estates further out.

The development represents a measured entry point into Central Singapore's HDB market for multiple buyer profiles. Its combination of transport accessibility, established community character, and straightforward market pricing make it a worthwhile consideration for anyone seeking to own rather than rent in one of the island's most vibrant, walkable neighbourhoods.

Frequently Asked Questions

What rental yield can investors expect from a unit at 26D Jalan Membina?

HDB flats at 26D Jalan Membina, positioned in the Tiong Bahru neighbourhood, typically generate gross rental yields between 3–4% when let at current market rates. The exact yield depends on unit size, lease remaining, and prevailing rental demand, which remains robust in this central location owing to consistent appeal among young professionals and expatriate renters seeking character-driven, walkable neighbourhoods. Investors should factor in the 20% Additional Buyer's Stamp Duty if purchasing as a second residential property, which significantly impacts net yield calculations over the first few years; yield improves as the ABSD is amortised over the investment horizon. For a unit priced around S$758,888, expected annual rental income would fall in the region of S$23,000–S$30,000, making this development competitive within the broader HDB investment universe, particularly for buyers prioritising location stability and low maintenance risk.

How does 26D Jalan Membina's pricing compare to recent psf transactions in Tiong Bahru?

Properties in the Tiong Bahru estate have traded recently at price-per-square-foot rates broadly consistent with 26D Jalan Membina's asking prices, reflecting the maturity of the estate and sustained demand from multiple buyer cohorts. Established HDB stock in Tiong Bahru typically ranges between S$1,170–S$1,320 per square foot for flats in good condition, depending on floor level, unit age, and remaining lease length. 26D Jalan Membina, priced from S$758,888 for well-appointed units, sits comfortably within this range and does not represent a significant premium over recent comparable sales in the immediate area. This pricing stability suggests fair market value rather than speculation, which appeals to cautious buyers concerned about overpayment or future downside; the development can be purchased with confidence that entry prices reflect current market consensus rather than inflated expectations.

What Additional Buyer's Stamp Duty impact should second-time Singapore Citizen buyers expect?

Singapore Citizen upgraders purchasing a second residential property at 26D Jalan Membina must pay Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. For a unit priced at S$758,888, this equates to approximately S$151,776 in ABSD—a substantial additional cost that must be factored into financing and down-payment planning. This duty is payable on completion and cannot be financed through the HDB concessional loan; buyers typically cover ABSD through a combination of savings, sale proceeds from the existing property, and supplementary bank financing if needed. The impact is material but manageable for established upgraders with reasonable equity, though it does reduce the effective purchasing power available for the new property and should be accounted for in early financial planning discussions with a mortgage broker or financial adviser.

How much lease decay risk exists, and will this affect resale value significantly?

As HDB flats, units at 26D Jalan Membina carry a 99-year lease from first sale, the standard for public housing in Singapore. Lease decay becomes a material concern only well into the lease period—typically after 60–70 years have elapsed—at which point buyer pools narrow and financing becomes more restrictive. For purchasers buying now and holding for 15–25 years, lease decay remains a secondary concern; the primary resale market in the near to medium term focuses on absolute price and location rather than remaining lease length. However, investors must recognise that holding a unit for 40+ years without utilising the HDB lease top-up or flat trade-in schemes could eventually impair resale value and buyer interest. The Housing and Development Board's policy framework to address lease expiry provides some mitigation, though buyers should view 26D Jalan Membina as a property to be held for active use or sold within a reasonable timeframe rather than as a decades-long speculation.

How does proximity to Tiong Bahru MRT (EW17) affect demand and capital appreciation?

Tiong Bahru MRT Station, located approximately 650 metres from 26D Jalan Membina, is an interchange station on the East-West Line connecting directly to the Central Business District, Changi Airport via Tanah Merah, and suburbs across the entire line. This strategic positioning ensures sustained demand from commuters, professionals, and travellers, insulating the neighbourhood against the depreciation risk that affects estates served by less critical, single-line stations. Properties within 10 minutes' walk of major interchange stations in Singapore historically appreciate faster than comparable flats in purely residential areas, as the transport premium persists and often strengthens with each enhancement to the network. Future improvements—including potential Circle Line extensions and bus rapid transit upgrades—will only reinforce Tiong Bahru's logistical value. Buyers purchasing at 26D Jalan Membina benefit from transport-backed demand stability that underpins long-term capital preservation and moderate appreciation potential, particularly attractive for buyers seeking to avoid estates vulnerable to transport obsolescence.

Is 26D Jalan Membina suitable for first-time, upgrader, and investor profiles?

The development appeals successfully across all three cohorts. First-time buyers benefit from the established estate character, minimal defect risk on a mature block, and absence of ABSD liability, allowing them to enter the market at a competitive Central Region price without inflated acquisition costs. Upgraders find the combination of larger living space, walkable neighbourhood, and significantly shorter commutes a compelling reason to step up from older outer-estate flats, with the pricing remaining accessible relative to private residential alternatives. Investors recognise the neighbourhood's stability, consistent rental demand from young professionals and expatriates, and the long-term capital preservation offered by MRT proximity and Tiong Bahru's established social infrastructure. Each profile will value different aspects—commute savings, lifestyle, or rental yield—but all three can construct a rational investment case around 26D Jalan Membina, making it one of Singapore's more versatile HDB offerings.

What TDSR headroom and financing capacity should buyers expect at typical price points?

A unit priced around S$758,888 at 26D Jalan Membina typically qualifies for HDB concessional loans up to 90% of the value (or S$683,000), with buyers expected to provide approximately S$76,000 as down-payment. Adding the 20% ABSD for second-time buyers (approximately S$151,776) increases total out-of-pocket costs to roughly S$227,776 for full acquisition. Most buyers will require supplementary bank financing to cover ABSD, typically available at slightly less favourable rates than HDB loans; combined monthly obligations across both loans must not exceed TDSR limits set by the HDB (typically 35% of gross household income). A household earning S$6,000 monthly would generally qualify for the full financing quantum, whilst those earning less may face TDSR constraints requiring either a larger down-payment or a smaller purchase price. Buyers should engage a mortgage broker early in the process to confirm lending capacity and optimise the split between HDB and bank financing.

How does 26D Jalan Membina compare to competing nearby developments like Duxton or Outram?

Tiong Bahru, Duxton, and Outram form a cluster of established Central Region HDB estates within close proximity. Duxton typically commands premium pricing owing to recent renewal initiatives, upgraded void decks, and newer communal facilities, often trading 5–10% higher per square foot than comparable Tiong Bahru stock. Outram offers similar vintage and neighbourhood character to Tiong Bahru but has undergone selective upgrading, creating some price variance depending on block age and unit condition. 26D Jalan Membina occupies the middle ground—mature and affordably priced relative to newer Duxton units, yet delivering equivalent neighbourhood appeal and transport access. First-timers and budget-conscious upgraders often find Tiong Bahru and, by extension, 26D Jalan Membina more accessible than Duxton without material sacrifice in location utility or lifestyle quality. Investors comparing yields across the three estates will find 26D Jalan Membina competitive, often offering superior gross rental returns relative to the premium attached to Duxton's newer stock, though this must be weighed against Duxton's lower defect risk and maintenance requirements.

Which floor levels or unit stacks at 26D Jalan Membina offer the best value?

Mid-floor units (typically floors 4–8) at 26D Jalan Membina tend to offer optimal value balance, avoiding the premium attached to higher floors whilst remaining insulated from ground-level noise, street-facing air quality concerns, and visibility from passers-by that can affect lower units. Units facing away from Jalan Membina or main roads command quieter environments, often reflected in stable rental demand and easier resale, whereas those with direct street frontage may carry slight discounts as a trade-off for convenience. Investors focused on yield maximisation should prioritise mid-floor units with unobstructed layouts suitable for modern rental preferences; corner or end units occasionally offer psychological value without proportionate price premiums, creating pockets of relative value. The development's maturity means existing unit condition, rather than floor level alone, often drives true value; a well-maintained mid-floor unit typically outperforms a neglected high-floor alternative in both user satisfaction and resale potential, making inspection and condition assessment critical to identifying genuine value within the available stock.

What future supply pipeline exists in the Tiong Bahru and Central Region planning area?

The Tiong Bahru planning area and broader Central Region face constrained future HDB supply, as most land has been developed or allocated to conservation, commercial, or mixed-use renewal schemes. Recent government announcements have emphasised smaller, more densely developed units rather than new large estates in central zones, meaning the number of flats entering the Tiong Bahru market in coming years will remain modest relative to outer estates. This scarcity underpins long-term value preservation at 26D Jalan Membina; properties in supply-constrained central locations experience lower depreciation risk and more stable pricing than those in growth corridors where new stock regularly enlarges buyer choice. The Central Region's status as Singapore's oldest and most established neighbourhood means the HDB renewal and upgrading focus will concentrate on existing stock improvements rather than new major developments, further supporting capital stability for current purchasers. Buyers should recognise that limited future supply in Tiong Bahru—combined with sustained MRT-backed demand—creates a structural tailwind for long-term value retention, albeit with modest appreciation expectations relative to speculative greenfield estates on Singapore's fringes.

Hdb Flat At 26D Jalan Membina — From S$759K