Blk 22 Jln Membina
Block 22 Jalan Membina, Bukit Merah · S166022 · 74 resale transactions since 2006
4-room
$985k
$1,017 psf · 3 sales
Typically 90 sqm
5-room
$1.35M
$1,140 psf · 1 sale
Typically 110 sqm
12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.
Price history
Each dot is one sale; the line is the median per quarter.
What's a flat here worth?
What a higher floor adds · 4-room
Around here, each floor up adds about 0.5% to the price of a 4-room flat in the same block. Storeys 28–30 sell for 16% more than storeys 01–03.
Storeyvs lowestSalesThis block
01–03–47$886 psf
04–06+5%51–
07–09+9%58–
10–12+11%43–
13–15+12%61–
16–18+12%45$1,047 psf
19–21+13%49–
22–24+14%27–
25–27+15%21–
28–30+16%20–
4-room sales over the last 5 years in blocks within 500 m in Bukit Merah, this one included (422 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. The last column is this block's median $psf where it had 3 or more sales in the band. View and facing also play a part.
Lease timeline
- Now (2026): 75 years left. The lease covers any buyer to age 95, so it doesn't limit CPF use or the loan. An HDB loan can run up to 25 years here.
- 2032: 70 years left. Full CPF use only if the youngest buyer is 25 or older.
- 2042: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
- 2052: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
- 2062: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
- 2072: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
- 2082: 20 years left. No more HDB loans: they must end 20 years before the lease.
- 2102: the lease ends and the flat goes back to HDB.
From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →
Block facts
- Lease
- 99 years from 2003 · 75 years left (ends 2102)
- Completed
- 2001
- Storeys
- 30
- Flats
- 156 (69 × 4-room, 87 × 5-room)
- Postal code
- Singapore 166022
- Nearest station
- Tiong Bahru MRT · 110 m (about 2 min walk)
- Nearest hawker centre
- Beo Crescent Market · 450 m
Primary schools nearby
Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.
Within 1 km
- Zhangde Primary School 90 m
- Alexandra Primary School 750 m
1–2 km
- CHIJ (Kellock) 1.1 km
- Radin Mas Primary School 1.1 km
- Gan Eng Seng Primary School 1.2 km
- River Valley Primary School 1.5 km
- Cantonment Primary School 1.8 km
Location
Nearby blocks · 4-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 23 Jln Membina | 50 m | 75y | $962k | $993 | 4 |
| Blk 21 Jln Membina | 80 m | 76y | $934k | $992 | 6 |
| Blk 19 Jln Membina | 80 m | 76y | $859k | $887 | 1 |
| Blk 20 Jln Membina | 110 m | 76y | $970k | $1,001 | 4 |
| Blk 25A Jln Membina | 160 m | 80y | $988k | $1,020 | 1 |
| Blk 25B Jln Membina | 180 m | 81y | $1.00M | $1,033 | 9 |
| Blk 26B Jln Membina | 220 m | 81y | $941k | $1,028 | 6 |
| Blk 125 Kim Tian Rd | 240 m | 67y | $923k | $801 | 3 |
4-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Sep 2026 | 5-room | 04–06 | 110 | Improved | 75y | $1,350,000 | $1,140 |
| Aug 2026 | 4-room | 16–18 | 90 | Model A | 75y | $998,000 | $1,030 |
| May 2026 | 4-room | 10–12 | 90 | Model A | 76y | $985,000 | $1,017 |
| Apr 2026 | 4-room | 10–12 | 90 | Model A | 76y | $970,000 | $1,001 |
| Jun 2025 | 4-room | 16–18 | 90 | Model A | 77y | $1,050,800 | $1,085 |
| Apr 2025 | 5-room | 10–12 | 110 | Improved | 77y | $1,200,000 | $1,013 |
| Jan 2025 | 4-room | 22–24 | 90 | Model A | 77y | $988,000 | $1,020 |
| Nov 2024 | 4-room | 22–24 | 90 | Model A | 77y | $1,000,000 | $1,032 |
| Jun 2024 | 4-room | 01–03 | 90 | Model A | 78y | $920,000 | $950 |
| Aug 2023 | 5-room | 07–09 | 110 | Improved | 78y | $1,038,000 | $877 |
| May 2023 | 4-room | 16–18 | 90 | Model A | 79y | $880,888 | $909 |
| Apr 2023 | 4-room | 01–03 | 90 | Model A | 79y | $730,000 | $754 |
| Feb 2023 | 4-room | 01–03 | 90 | Model A | 79y | $735,000 | $759 |
| Sep 2022 | 5-room | 19–21 | 110 | Improved | 79y | $930,000 | $785 |
| Aug 2022 | 5-room | 04–06 | 110 | Improved | 79y | $880,000 | $743 |
| May 2022 | 5-room | 16–18 | 110 | Improved | 80y | $945,000 | $798 |
| Apr 2022 | 5-room | 04–06 | 110 | Improved | 80y | $888,000 | $750 |
| Apr 2022 | 5-room | 04–06 | 110 | Improved | 80y | $840,000 | $709 |
| Jan 2022 | 4-room | 19–21 | 90 | Model A | 80y | $845,000 | $872 |
| Oct 2021 | 5-room | 22–24 | 110 | Improved | 80y | $955,888 | $807 |
| Oct 2021 | 5-room | 10–12 | 110 | Improved | 80y | $910,000 | $769 |
| Sep 2021 | 5-room | 04–06 | 110 | Improved | 80y | $820,000 | $693 |
| Apr 2021 | 5-room | 13–15 | 110 | Improved | 81y | $889,000 | $751 |
| Apr 2021 | 4-room | 25–27 | 90 | Model A | 81y | $765,000 | $790 |
| Feb 2021 | 5-room | 04–06 | 110 | Improved | 81y | $860,000 | $726 |
| Aug 2019 | 5-room | 04–06 | 110 | Improved | 82y | $775,000 | $655 |
| Aug 2019 | 4-room | 07–09 | 90 | Model A | 82y | $680,000 | $702 |
| May 2019 | 5-room | 13–15 | 110 | Improved | 83y | $945,000 | $798 |
| Apr 2019 | 4-room | 13–15 | 90 | Model A | 83y | $725,000 | $748 |
| Sep 2018 | 5-room | 16–18 | 110 | Improved | 83y | $885,000 | $747 |
| Aug 2018 | 4-room | 28–30 | 90 | Model A | 83y | $785,000 | $810 |
| Aug 2018 | 4-room | 04–06 | 90 | Model A | 83y | $701,000 | $724 |
| Jun 2018 | 5-room | 07–09 | 110 | Improved | 84y | $868,000 | $733 |
| Jan 2018 | 4-room | 16–18 | 90 | Model A | 84y | $753,000 | $777 |
| Apr 2017 | 4-room | 01–03 | 90 | Model A | 85y | $515,000 | $532 |
| Apr 2016 | 5-room | 07–09 | 110 | Improved | 86y | $835,000 | $705 |
| Mar 2016 | 4-room | 01–03 | 90 | Model A | 86y | $550,000 | $568 |
| Jun 2015 | 4-room | 01–03 | 90 | Model A | 87y | $670,000 | $692 |
| Dec 2014 | 4-room | 07–09 | 90 | Model A | 87y | $728,000 | $751 |
| Dec 2014 | 4-room | 07–09 | 90 | Model A | 87y | $708,000 | $731 |
| Aug 2014 | 4-room | 16–18 | 90 | Model A | 87y | $745,000 | $769 |
| Sep 2013 | 4-room | 16–18 | 90 | Model A | 88y | $750,000 | $774 |
| May 2013 | 4-room | 04–06 | 90 | Model A | 89y | $715,000 | $738 |
| Mar 2013 | 5-room | 04–06 | 110 | Improved | 89y | $780,000 | $659 |
| Jul 2012 | 4-room | 13–15 | 90 | Model A | 90y | $733,000 | $757 |
| May 2012 | 4-room | 26–30 | 90 | Model A | 90y | $740,000 | $764 |
| May 2012 | 4-room | 11–15 | 90 | Model A | 90y | $690,000 | $712 |
| Aug 2011 | 4-room | 13–15 | 90 | Model A | 90y | $700,000 | $723 |
| Aug 2011 | 4-room | 19–21 | 90 | Model A | 90y | $680,000 | $702 |
| Jul 2011 | 5-room | 16–18 | 110 | Improved | 91y | $790,000 | $667 |
| Jun 2011 | 5-room | 16–18 | 110 | Improved | 91y | $795,000 | $671 |
| Jan 2011 | 4-room | 07–09 | 90 | Model A | 91y | $630,000 | $650 |
| Apr 2010 | 4-room | 01–03 | 90 | Model A | 92y | $537,000 | $554 |
| Mar 2010 | 4-room | 16–18 | 90 | Model A | 92y | $588,000 | $607 |
| Jan 2010 | 4-room | 04–06 | 90 | Model A | 92y | $542,000 | $559 |
| Dec 2009 | 5-room | 04–06 | 110 | Improved | 92y | $632,000 | $534 |
| Sep 2009 | 4-room | 01–03 | 90 | Model A | 92y | $505,000 | $521 |
| Dec 2008 | 5-room | 10–12 | 110 | Improved | 93y | $636,000 | $537 |
| Dec 2008 | 5-room | 10–12 | 110 | Improved | 93y | $668,000 | $564 |
| Dec 2008 | 4-room | 01–03 | 90 | Model A | 93y | $515,000 | $532 |
| Oct 2008 | 5-room | 19–21 | 110 | Improved | 93y | $682,000 | $576 |
| Sep 2008 | 4-room | 16–18 | 90 | Model A | 93y | $563,500 | $582 |
| Mar 2008 | 5-room | 22–24 | 110 | Improved | 94y | $658,000 | $556 |
| Mar 2008 | 5-room | 10–12 | 110 | Improved | 94y | $685,000 | $579 |
| Feb 2008 | 5-room | 19–21 | 110 | Improved | 94y | $705,000 | $595 |
| Feb 2008 | 4-room | 19–21 | 90 | Model A | 94y | $535,000 | $552 |
| Sep 2007 | 5-room | 28–30 | 110 | Improved | 94y | $695,000 | $587 |
| Sep 2007 | 5-room | 16–18 | 110 | Improved | 94y | $675,000 | $570 |
| Aug 2007 | 5-room | 25–27 | 110 | Improved | 94y | $585,000 | $494 |
| Jul 2007 | 5-room | 16–18 | 110 | Improved | 95y | $565,000 | $477 |
| Mar 2007 | 4-room | 04–06 | 90 | Model A | 95y | $393,000 | $406 |
| Jan 2007 | 5-room | 19–21 | 110 | Improved | 95y | $531,000 | $448 |
| Oct 2006 | 4-room | 07–09 | 90 | Model A | 95y | $375,000 | $387 |
| Sep 2006 | 4-room | 10–12 | 90 | Model A | 95y | $399,000 | $412 |