Prices · Bukit Merah · Jalan Membina
Block 26B Jalan Membina
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What this block is
| Address | Block 26B Jalan Membina, Bukit Merah |
| Flat types here | 3-room, 4-room — on the evidence of 57 sales since June 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 646 sq ft, 4-room about 915 sq ft (646 to 915 sq ft across the block) |
| Lease | 99 years from 2009, expiring 2108 — 82 years left |
| Floors that have sold | 1 to 30, so the block stands at least 30 storeys |
| Flat models | Model A |
| Town and district | Bukit Merah |
| Compare it with | the rest of Jalan Membina, 4-room flats across Bukit Merah |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,621 for every month of the 82 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $255,940 |
| Mortgage interest over 25 years | $292,568 |
| Running costs over the remaining lease | $354,240 |
| Total over the lease | $1,594,998 |
| Monthly while repaying | $3,643 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just three sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $550,000 | $423,000–$695,000 | 646 sq ft | 852 | 15 |
| 4-room | $747,500 | $590,000–$990,000 | 915 sq ft | 817 | 42 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $650,000 | 710 psf | 3 |
| 04 to 06 | $703,000 | 768 psf | 5 |
| 07 to 09 | $896,500 | 980 psf | 6 |
| 10 to 12 | $720,000 | 789 psf | 7 |
| 13 to 15 | $751,000 | 842 psf | 8 |
| 16 to 18 | $709,444 | 880 psf | 10 |
| 19 to 21 | $737,944 | 811 psf | 6 |
| 22 to 24 | $645,000 | 826 psf | 4 |
| 25 to 27 | $662,500 | 839 psf | 4 |
| 28 to 30 | $822,000 | 902 psf | 4 |
Year by year
| 2017 | $612,500 | 782 psf | four sales |
| 2018 | $683,000 | 803 psf | seven sales |
| 2019 | $721,888 | 808 psf | nine sales |
| 2020 | $700,000 | 799 psf | 10 sales |
| 2021 | $713,000 | 779 psf | five sales |
| 2022 | $765,000 | 877 psf | four sales |
| 2023 | $842,500 | 959 psf | six sales |
| 2024 | $790,500 | 1068 psf | six sales |
| 2025 | $958,000 | 1047 psf | three sales |
| 2026 | $923,000 | 1009 psf | three sales |
57 transactions in all, from June 2017 to Oct 2026. The flat models recorded here are Model A.