Blk 21 Jln Membina
Completed 2001 · 30 storeys · 196 flats · 76 years 03 months remaining · 37 resale transactions on record · median household income in Bukit Merah: $8,500/mo (lowest quartile island-wide)
30 storeys · completed 2001
What the record shows
A 4-room here sold for $945,000 in Jul 2026. The same flat type in this block averaged $736,269 in 2020 - a gain of $208,731 - about $95 a day while the owner slept.
In this block, 4-room flats from floor 20 up have sold for a median of $1,020,000 - $220,000 more than floors 10 and below, same flat type, same block.
This block crosses 60 years remaining in 2042 - the line where CPF usage rules begin tightening for buyers. In Bukit Merah over the last two years, flats below that line sold at a median 39% below their younger neighbours' PSF (907 sales).
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bukit Merah median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $4,150/mo | $3,500–$4,400 | $3,900/mo | - | 12 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Merah · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 20 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 07 to 09 | 90 | $945,000 | $975 | 76y 03m |
| May 2026 | 4 ROOM | 22 to 24 | 90 | $1,020,000 | $1,053 | 76y 04m |
| Dec 2025 | 4 ROOM | 10 to 12 | 85 | $915,000 | $1,000 | 76y 10m |
| Dec 2025 | 4 ROOM | 04 to 06 | 90 | $922,000 | $952 | 76y 10m |
| Jun 2025 | 4 ROOM | 04 to 06 | 85 | $900,000 | $984 | 77y 04m |
| Sept 2024 | 4 ROOM | 07 to 09 | 85 | $900,000 | $984 | 78y 01m |
| Aug 2024 | 4 ROOM | 13 to 15 | 90 | $930,000 | $960 | 78y 02m |
| Jul 2024 | 4 ROOM | 01 to 03 | 90 | $830,000 | $857 | 78y 03m |
| Sept 2023 | 4 ROOM | 10 to 12 | 85 | $855,900 | $935 | 79y 01m |
| Oct 2022 | 4 ROOM | 16 to 18 | 90 | $868,000 | $896 | 80y |
| Aug 2022 | 4 ROOM | 04 to 06 | 90 | $765,000 | $790 | 80y 02m |
| Jun 2022 | 4 ROOM | 10 to 12 | 85 | $770,000 | $842 | 80y 04m |
| Feb 2022 | 4 ROOM | 04 to 06 | 85 | $750,000 | $820 | 80y 08m |
| Feb 2022 | 4 ROOM | 04 to 06 | 85 | $718,000 | $785 | 80y 07m |
| Jan 2022 | 4 ROOM | 01 to 03 | 90 | $720,000 | $743 | 80y 09m |
| Dec 2021 | 4 ROOM | 04 to 06 | 90 | $688,000 | $710 | 80y 10m |
| Oct 2021 | 4 ROOM | 16 to 18 | 90 | $846,688 | $874 | 80y 11m |
| Sept 2021 | 4 ROOM | 19 to 21 | 90 | $790,000 | $815 | 81y 01m |
| Aug 2021 | 4 ROOM | 01 to 03 | 90 | $605,000 | $625 | 81y 02m |
| Jul 2021 | 4 ROOM | 13 to 15 | 90 | $740,000 | $764 | 81y 03m |
| Nov 2020 | 4 ROOM | 13 to 15 | 90 | $735,000 | $759 | 81y 11m |
| Jun 2020 | 4 ROOM | 07 to 09 | 85 | $680,000 | $743 | 82y 05m |
| Apr 2020 | 4 ROOM | 13 to 15 | 90 | $735,000 | $759 | 82y 06m |
| Dec 2019 | 4 ROOM | 16 to 18 | 90 | $735,000 | $759 | 82y 09m |
| Oct 2019 | 4 ROOM | 01 to 03 | 85 | $690,000 | $754 | 82y 11m |
| Oct 2019 | 4 ROOM | 16 to 18 | 90 | $730,000 | $754 | 82y 11m |
| Apr 2019 | 4 ROOM | 28 to 30 | 90 | $754,000 | $778 | 83y 05m |
| Mar 2019 | 4 ROOM | 10 to 12 | 90 | $700,000 | $723 | 83y 07m |
| Dec 2018 | 4 ROOM | 01 to 03 | 90 | $680,000 | $702 | 83y 09m |
| Aug 2018 | 4 ROOM | 10 to 12 | 90 | $695,000 | $717 | 84y 02m |
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $52k above this block · 4 vs 8 sales
4-room median $70k above this block · 5 vs 8 sales
built 2001 · same generation
4-room median $30k above this block · 3 vs 8 sales
built 1973 · 30 fewer lease years than this block
4-room median $82k above this block · 11 vs 8 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.