HDB › Bukit Merah › Blk 20 Jln Membina

Blk 20 Jln Membina

Bukit Merah · Completed 2001 · 99-year lease · 30 storeys

Block ratingBAbove average on the evidence — within HDB

Updated 03-08-2026. A–E grades the block on the evidence; the 0–100 rating on a price for one flat is a separate number. HDB flats are rated on their own scale, against other HDB resales — an HDB band is never compared with a condo’s.

Rate a price at Blk 20 Jln Membina.

Two ways in — both give the same 0–100 rating on the price, from the same evidence.

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Is this price fair?

See the verdict

Not a valuation — a reading of your price against the property dynamics. HDB issues its official valuation only after an Option to Purchase is granted — this check is for before that moment.

What the record shows

Observed facts from official records — HDB resale transactions (Singapore Open Data Licence), HDB property information and routed distances. No account needed.

Remaining lease76 years · to 2100

Full CPF useBuyers aged 21+ (lease covers to age 95)

Flats in block4-room ×69 · 5-room ×87

Flat modelsImproved · Model A

Storeys30

Completed2001

Resales lodged · 24 mo8

4-room median · 12 moS$990,000 · 1 resale

5-room median · 12 moS$1,170,000 · 3 resales

Nearest MRT/LRTTiong Bahru · 0.1 km · 2 within 1 km

Next-nearest MRT/LRTHavelock (0.9 km)

Nearest bus stopOpp Tiong Bahru Stn/Plaza (Tiong Bahru Rd) (92 m) · 9 within 400 m

Primary schools within 1 km2 · Alexandra Primary School, Zhangde Primary School

Most-sought P1 schoolAlexandra Primary School (2025 Phase 2C 1.1× subscribed)

Nearest hawker centreBeo Crescent Market · 390 m · 8 within 1 km

Next-nearest hawker centreBukit Merah View Blk 115 (Blk 115 Bukit Merah View Market and Food Centre) (456 m)

Nearest parkTiong Bahru Park · 306 m · 3 within 1 km

Next-nearest parkKim Pong Park (481 m)

Nearest supermarketNTUC FairPrice (Tiong Bahru Plaza) · 146 m · 8 within 1 km

Nearest wet marketBeo Crescent Market · 390 m

Nearest shopping mallTiong Bahru Plaza · 153 m · 3 within 1 km

ParkingMulti-storey car park

Median rent · 5 RoomS$4,300/month · S$3.65 psf · 6 approved

Recent resale transactions

As published by HDB, monthly. Storey is a range and the floor area is the actual registered area — the record a price is rated against.

Month	Flat type	Model	Storey	Floor area	Lease left	Price	S$ psf
Jun 2026	5-room	Improved	25 TO 27	110 sqm · 1,184 sqft	76 yrs	S$1,320,000	1115
May 2026	5-room	Improved	16 TO 18	110 sqm · 1,184 sqft	76 yrs	S$1,170,000	988
May 2026	5-room	Improved	04 TO 06	110 sqm · 1,184 sqft	76 yrs	S$1,100,000	929
Jan 2026	4-room	Model A	10 TO 12	90 sqm · 969 sqft	76 yrs	S$990,000	1022
Jul 2025	4-room	Model A	22 TO 24	90 sqm · 969 sqft	77 yrs	S$1,050,000	1084
Mar 2025	4-room	Model A	04 TO 06	90 sqm · 969 sqft	77 yrs	S$935,000	965
Feb 2025	4-room	Model A	07 TO 09	90 sqm · 969 sqft	77 yrs	S$950,000	980
Jan 2025	5-room	Improved	13 TO 15	110 sqm · 1,184 sqft	77 yrs	S$1,180,000	997

Contains information from HDB resale transaction data accessed via data.gov.sg, made available under the Singapore Open Data Licence.

Blk 20 Jln Membina at a glance

The same observed facts as the table above, drawn. Nothing here is modelled — every figure is a measurement, a count or a date from the public record.

Location map of Blk 20 Jln Membina, a HDB resale block in Bukit Merah, Singapore — Where it is.

Map of the area around Blk 20 Jln Membina in Bukit Merah, showing 400 m and 1 km rings and 2 primary schools within 1 km — **Inner ring, 400 m:** 9 bus stops. **Outer ring, 1 km:** 2 primary schools · 8 hawker centres · 8 supermarkets · 3 parks.

About Blk 20 Jln Membina

Blk 20 Jln Membina is a 30-storey HDB block in Bukit Merah, completed in 2001, with about 76 years remaining on its 99-year lease. The nearest MRT/LRT station is Tiong Bahru, about 0.1 km away, with Havelock the next station out (0.9 km), and 9 bus stops lie within 400 m. 2 primary schools sit within 1 km (Alexandra Primary School, Zhangde Primary School), and the nearest hawker centre is Beo Crescent Market. Tiong Bahru Park is the nearest park, about 306 m away, and residents park at a multi-storey car park. The nearest supermarket is ntuc fairprice (tiong bahru plaza), about 146 m away, one of 8 within 1 km; the nearest wet market is beo crescent market (390 m); the nearest shopping mall is tiong bahru plaza (153 m). Over the last 12 months, the 4-room median here was S$990,000 across 1 resale. Over the past 24 months, 8 resales in this block have been published by HDB. Every figure carries the date of the evidence behind it; this page was last updated 03-08-2026.

Frequently asked

How much does a 4-room flat at Blk 20 Jln Membina cost?

Over the last 12 months, 1 4-room resale was recorded here at a median of S$990,000. Whether a specific asking price is fair depends on the flat — its size, storey and remaining lease.

What is the remaining lease at Blk 20 Jln Membina?

About 76 years, to 2100, as of 03-08-2026. HDB flats are on a 99-year lease.

Can I use full CPF for a flat in this block?

The remaining lease covers a buyer aged 21 or older to age 95, the threshold for unrestricted CPF use under current rules; younger buyers face pro-rated limits. This is a statement of the published rule, not financial advice.

Which MRT station is nearest to Blk 20 Jln Membina?

Tiong Bahru, about 0.1 km away. The next-nearest is Havelock, about 0.9 km away.

Which primary schools are near Blk 20 Jln Membina?

Within 1 km: Alexandra Primary School, Zhangde Primary School. The most-sought is Alexandra Primary School, which was 1.1× subscribed at Phase 2C in the 2025 P1 exercise. Proximity to a school within 1 km is a registration priority under MOE's P1 rules.

Where do you shop near Blk 20 Jln Membina?

NTUC FairPrice (Tiong Bahru Plaza), about 146 m away, one of 8 within 1 km. The nearest wet market is Beo Crescent Market, about 390 m away. The nearest shopping mall is Tiong Bahru Plaza, about 153 m away.

Does Blk 20 Jln Membina have a PriceVero rating?

Yes — a block rating of B on an A–E scale, measured within HDB resales only and never compared with a condominium. The 0–100 rating for a specific flat depends on its price, which only exists when you name it.

What about Cash Over Valuation (COV) at Blk 20 Jln Membina?

COV is the amount a buyer pays above HDB's official valuation — and that valuation is only issued after an Option to Purchase is granted, so nobody can know COV in advance. PriceVero does not predict valuations or COV. It rates a price against this block's lodged resales, which is the evidence available before the OTP.