homequant
HDB · 330043

Blk 43 Bendemeer Rd

Project page · 99-year lease from 1981

Indicative value range
S$369,453 – S$398,230
Indicative mid S$384,526 · S$6,104 psm

Based on 25 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 4410 TO 1263 sqmS$355,000S$5,635 psm×1.000S$5,635 psm
Oct 2026Blk 4307 TO 0963 sqmS$375,000S$5,952 psm×1.000S$5,952 psm
Oct 2026Blk 2304 TO 0668 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Aug 2026Blk 2410 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Aug 2026Blk 4504 TO 0666 sqmS$370,000S$5,606 psm×1.000S$5,606 psm
Jul 2026Blk 4410 TO 1263 sqmS$410,000S$6,508 psm×1.000S$6,508 psm
Jul 2026Blk 4507 TO 0966 sqmS$408,000S$6,182 psm×1.000S$6,182 psm
Jun 2026Blk 4510 TO 1266 sqmS$390,000S$5,909 psm×0.999S$5,900 psm
Jun 2026Blk 4401 TO 0363 sqmS$356,000S$5,651 psm×0.999S$5,642 psm
Jun 2026Blk 3004 TO 0668 sqmS$385,000S$5,662 psm×0.999S$5,653 psm
Jun 2026Blk 2616 TO 1871 sqmS$553,000S$7,789 psm×0.999S$7,777 psm
May 2026Blk 4410 TO 1263 sqmS$370,000S$5,873 psm×0.999S$5,864 psm
May 2026Blk 4307 TO 0963 sqmS$405,000S$6,429 psm×0.999S$6,419 psm
May 2026Blk 2619 TO 2171 sqmS$525,000S$7,394 psm×0.999S$7,383 psm
Apr 2026Blk 4507 TO 0966 sqmS$418,000S$6,333 psm×0.999S$6,324 psm
Mar 2026Blk 4407 TO 0963 sqmS$385,000S$6,111 psm×0.996S$6,084 psm
Mar 2026Blk 2307 TO 0968 sqmS$430,000S$6,324 psm×0.996S$6,296 psm
Mar 2026Blk 2401 TO 0368 sqmS$416,888S$6,131 psm×0.996S$6,104 psm
Jan 2026Blk 4404 TO 0663 sqmS$398,000S$6,317 psm×0.996S$6,290 psm
Jan 2026Blk 4410 TO 1263 sqmS$385,000S$6,111 psm×0.996S$6,084 psm
Jan 2026Blk 4404 TO 0663 sqmS$400,000S$6,349 psm×0.996S$6,321 psm
Dec 2025Blk 3004 TO 0668 sqmS$420,000S$6,176 psm×0.995S$6,143 psm
Dec 2025Blk 4704 TO 0665 sqmS$390,000S$6,000 psm×0.995S$5,968 psm
Dec 2025Blk 2410 TO 1268 sqmS$485,000S$7,132 psm×0.995S$7,094 psm
Dec 2025Blk 2401 TO 0368 sqmS$400,000S$5,882 psm×0.995S$5,851 psm

How accurate is this estimate for Bendemeer Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 71 sales in Bendemeer Rd since.

Median error
4.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

9.36% gross yield

S$36,000 of rent a year against the estimate above · 1.48 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 82 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.88%, from 284 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026433 ROOMS$3,300
Sept 2026263 ROOMS$3,000
Sept 202638C3 ROOMS$3,000
Sept 2026243 ROOMS$3,000
Sept 2026243 ROOMS$3,000
Aug 202610A3 ROOMS$3,700
Aug 2026453 ROOMS$3,600
Aug 2026443 ROOMS$3,100

median of 82 HDB rental approvals for 3 ROOM on Bendemeer Rd since 2025-11.

Buying or selling at S$384,526?

Buying: Stamp duty on S$384,526 · Cash and CPF needed on S$384,526 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$384,526.

Each opens with this figure filled in; change anything there.

Primary schools near 43 Bendemeer Rd

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 43 · 3 ROOM · 07 TO 09 · Standard · 53 years left
63 sqmS$375,000S$5,952 psm
Oct 2026
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 53 years left
excluded: outlier
63 sqmS$471,000S$7,476 psm
Sept 2026
Blk 43 · 4 ROOM · 07 TO 09 · Adjoined flat · 53 years left
148 sqmS$940,000S$6,351 psm
May 2026
Blk 43 · 3 ROOM · 07 TO 09 · Standard · 54 years left
63 sqmS$405,000S$6,429 psm
Apr 2026
Blk 43 · 3 ROOM · 01 TO 03 · Standard · 54 years left
75 sqmS$500,000S$6,667 psm
Aug 2025
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 55 years left
63 sqmS$406,000S$6,444 psm
Apr 2025
Blk 43 · 3 ROOM · 01 TO 03 · Standard · 55 years left
excluded: outlier
63 sqmS$328,000S$5,206 psm
Mar 2025
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 55 years left
75 sqmS$433,000S$5,773 psm
Feb 2025
Blk 43 · 3 ROOM · 07 TO 09 · Standard · 55 years left
75 sqmS$425,000S$5,667 psm
Jul 2024
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 56 years left
75 sqmS$418,000S$5,573 psm
Nov 2023
Blk 43 · 3 ROOM · 01 TO 03 · Standard · 56 years left
excluded: outlier
63 sqmS$325,000S$5,159 psm
Sept 2023
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 56 years left
63 sqmS$360,000S$5,714 psm
Aug 2023
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 57 years left
63 sqmS$365,000S$5,794 psm
Aug 2023
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 57 years left
63 sqmS$360,000S$5,714 psm
Aug 2023
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 57 years left
63 sqmS$350,000S$5,556 psm
Aug 2023
Blk 43 · 3 ROOM · 07 TO 09 · Standard · 56 years left
63 sqmS$345,000S$5,476 psm
Jun 2023
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 57 years left
63 sqmS$343,000S$5,444 psm
Mar 2023
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 57 years left
63 sqmS$325,000S$5,159 psm
Jan 2023
Blk 43 · 3 ROOM · 07 TO 09 · Standard · 57 years left
63 sqmS$340,000S$5,397 psm
Jan 2023
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 57 years left
63 sqmS$335,000S$5,317 psm
Dec 2022
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 57 years left
75 sqmS$365,000S$4,867 psm
May 2022
Blk 43 · 3 ROOM · 10 TO 12 · Standard · 58 years left
63 sqmS$330,000S$5,238 psm
May 2022
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 58 years left
63 sqmS$305,000S$4,841 psm
Nov 2021
Blk 43 · 3 ROOM · 01 TO 03 · Standard · 58 years left
63 sqmS$308,000S$4,889 psm
Nov 2021
Blk 43 · 3 ROOM · 04 TO 06 · Standard · 58 years left
63 sqmS$305,000S$4,841 psm
See more

Showing 25 of 146.

Sale prices as filed in caveats.

Where the lease takes this

About 53 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years48 yearsS$364,939S$402,923S$434,481S$444,005
10 years43 yearsS$343,211S$418,372S$486,476S$508,036

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.