Latest Sale
$922,000
2025-12 · 4 Room
How Much Is a Flat at Block 21 Jln Membina Worth?
4 Room · Built 2003 · 76 years 10 months remaining MOP Cleared
Median $/sqm
$8,307
Based on 34 txns
Total Txns
34
Since data available
5-Yr Trend
▲18.6%
vs 5 years ago
What's Your Flat Worth?
Select your flat type and storey band, then click Get Estimate. Change your selection at any time and get a new estimate.
Flat Type
Storey Band (closest to your floor)
How did you buy?
Estimated Upgrade Budget
▲ 18.6% 5-yr—
Cash
—
Spendable
CPF Refund
—
Back to CPF OA
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
+CPF & Loan — view details →
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
⏳ Lower transaction volume — pricing and timing matter more here. A local expert helps.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
2 flats ⚡
AVG. DAYS TO OFFER
~90 days
Transaction density proxy
BUYER DEMAND
3.7 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 2
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 3
632 transactions in Jln Membina
Highest: $1,358,000
1 / 2
Specialist 1
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 2
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 3
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 4
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 5
632 transactions in Jln Membina
Highest: $1,358,000
Specialist 6
632 transactions in Jln Membina
Highest: $1,358,000
Agent profiles launching soon
Transaction History 34 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2025-12 | 10 TO 12 | 4 Room | 85 | $915,000 | $10,765 |
| 2025-12 | 04 TO 06 | 4 Room | 90 | $922,000 | $10,244 |
| 2025-06 | 04 TO 06 | 4 Room | 85 | $900,000 | $10,588 |
| 2024-09 | 07 TO 09 | 4 Room | 85 | $900,000 | $10,588 |
| 2024-08 | 13 TO 15 | 4 Room | 90 | $930,000 | $10,333 |
| 2024-07 | 01 TO 03 | 4 Room | 90 | $830,000 | $9,222 |
| 2023-09 | 10 TO 12 | 4 Room | 85 | $855,900 | $10,069 |
| 2022-10 | 16 TO 18 | 4 Room | 90 | $868,000 | $9,644 |
| 2022-08 | 04 TO 06 | 4 Room | 90 | $765,000 | $8,500 |
| 2022-06 | 10 TO 12 | 4 Room | 85 | $770,000 | $9,059 |
| 2022-02 | 04 TO 06 | 4 Room | 85 | $750,000 | $8,824 |
| 2022-01 | 01 TO 03 | 4 Room | 90 | $720,000 | $8,000 |
| 2021-12 | 04 TO 06 | 4 Room | 90 | $688,000 | $7,644 |
| 2021-10 | 16 TO 18 | 4 Room | 90 | $846,688 | $9,408 |
| 2021-09 | 19 TO 21 | 4 Room | 90 | $790,000 | $8,778 |
| 2021-08 | 01 TO 03 | 4 Room | 90 | $605,000 | $6,722 |
| 2021-07 | 13 TO 15 | 4 Room | 90 | $740,000 | $8,222 |
| 2020-11 | 13 TO 15 | 4 Room | 90 | $735,000 | $8,167 |
| 2020-06 | 07 TO 09 | 4 Room | 85 | $680,000 | $8,000 |
| 2020-04 | 13 TO 15 | 4 Room | 90 | $735,000 | $8,167 |
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About Block 21 Jln Membina
Block 21 at Jln Membina is a residential HDB block in Bukit Merah, Singapore, built in 2003 with approximately 76 years remaining on its 99-year lease. The block contains 4 Room flats. The most recent transaction was a 4 Room flat (storeys 10–12) that sold for $915,000 in Dec 2025. The current median price per square metre is $8,307. Over the past five years, resale prices have risen by approximately 18.6%.
Buyers can use CPF and get full bank financing for flats with more than 60 years of lease remaining — Block 21 has 76 years left, meaning buyers face no financing restrictions.
All data is sourced from data.gov.sg and updated monthly.
Frequently Asked Questions
How much is a flat at Block 21 Jln Membina?
Based on 34 recorded transactions, the median resale price is $907,500. The most recent sale was $922,000 in 2025-12.
Median by flat type (last 24 months)
Flat Type Most Recent Median
4 Room $907,500
What is my flat worth at Block 21?
The overall median resale price at Block 21 Jln Membina is $907,500. Prices have risen 18.6% over the past 5 years.
How active is the resale market at Block 21?
Block 21 has recorded 34 resale transactions — roughly 1.4 sales per month over the past 24 months. The latest transaction closed in 2025-12.
What flat types are available at Block 21?
Block 21 Jln Membina has 4 Room units.
How much can I unlock to upgrade if I sell my HDB at Block 21?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 21?
Block 21 was built in 2003 with a 99-year lease. It has approximately 76 years 10 months remaining. Lease decay accelerates below 40 years and affects buyer CPF eligibility.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Seller stamp duty None (after MOP)
Total (est.) on $907,500 $18,730 to $20,230