Blk 47 Bendemeer Rd
Project page · 99-year lease from 1974
Based on 26 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$355,000 | S$5,635 psm | ×1.000 | S$5,635 psm |
| Oct 2026 | Blk 43 | 07 TO 09 | 63 sqm | S$375,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Oct 2026 | Blk 23 | 04 TO 06 | 68 sqm | S$390,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Aug 2026 | Blk 24 | 10 TO 12 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Aug 2026 | Blk 45 | 04 TO 06 | 66 sqm | S$370,000 | S$5,606 psm | ×1.000 | S$5,606 psm |
| Jul 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$410,000 | S$6,508 psm | ×1.000 | S$6,508 psm |
| Jul 2026 | Blk 45 | 07 TO 09 | 66 sqm | S$408,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Jun 2026 | Blk 45 | 10 TO 12 | 66 sqm | S$390,000 | S$5,909 psm | ×0.999 | S$5,900 psm |
| Jun 2026 | Blk 44 | 01 TO 03 | 63 sqm | S$356,000 | S$5,651 psm | ×0.999 | S$5,642 psm |
| Jun 2026 | Blk 30 | 04 TO 06 | 68 sqm | S$385,000 | S$5,662 psm | ×0.999 | S$5,653 psm |
| Jun 2026 | Blk 26 | 16 TO 18 | 71 sqm | S$553,000 | S$7,789 psm | ×0.999 | S$7,777 psm |
| May 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$370,000 | S$5,873 psm | ×0.999 | S$5,864 psm |
| May 2026 | Blk 47 | 10 TO 12 | 73 sqm | S$428,000 | S$5,863 psm | ×0.999 | S$5,854 psm |
| May 2026 | Blk 43 | 07 TO 09 | 63 sqm | S$405,000 | S$6,429 psm | ×0.999 | S$6,419 psm |
| May 2026 | Blk 26 | 19 TO 21 | 71 sqm | S$525,000 | S$7,394 psm | ×0.999 | S$7,383 psm |
| Apr 2026 | Blk 45 | 07 TO 09 | 66 sqm | S$418,000 | S$6,333 psm | ×0.999 | S$6,324 psm |
| Mar 2026 | Blk 44 | 07 TO 09 | 63 sqm | S$385,000 | S$6,111 psm | ×0.996 | S$6,084 psm |
| Mar 2026 | Blk 23 | 07 TO 09 | 68 sqm | S$430,000 | S$6,324 psm | ×0.996 | S$6,296 psm |
| Mar 2026 | Blk 24 | 01 TO 03 | 68 sqm | S$416,888 | S$6,131 psm | ×0.996 | S$6,104 psm |
| Jan 2026 | Blk 44 | 04 TO 06 | 63 sqm | S$398,000 | S$6,317 psm | ×0.996 | S$6,290 psm |
| Jan 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$385,000 | S$6,111 psm | ×0.996 | S$6,084 psm |
| Jan 2026 | Blk 44 | 04 TO 06 | 63 sqm | S$400,000 | S$6,349 psm | ×0.996 | S$6,321 psm |
| Dec 2025 | Blk 30 | 04 TO 06 | 68 sqm | S$420,000 | S$6,176 psm | ×0.995 | S$6,143 psm |
| Dec 2025 | Blk 47 | 04 TO 06 | 65 sqm | S$390,000 | S$6,000 psm | ×0.995 | S$5,968 psm |
| Dec 2025 | Blk 24 | 10 TO 12 | 68 sqm | S$485,000 | S$7,132 psm | ×0.995 | S$7,094 psm |
| Dec 2025 | Blk 24 | 01 TO 03 | 68 sqm | S$400,000 | S$5,882 psm | ×0.995 | S$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.
9.09% gross yield
S$36,000 of rent a year against the estimate above · 0.12 points below 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 40 to 49 years of lease left yield 9.21%, from 182 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 43 | 3 ROOM | S$3,300 |
| Sept 2026 | 26 | 3 ROOM | S$3,000 |
| Sept 2026 | 38C | 3 ROOM | S$3,000 |
| Sept 2026 | 24 | 3 ROOM | S$3,000 |
| Sept 2026 | 24 | 3 ROOM | S$3,000 |
| Aug 2026 | 10A | 3 ROOM | S$3,700 |
| Aug 2026 | 45 | 3 ROOM | S$3,600 |
| Aug 2026 | 44 | 3 ROOM | S$3,100 |
median of 82 HDB rental approvals for 3 ROOM on Bendemeer Rd since 2025-11.
Buying or selling at S$396,098?
Buying: Stamp duty on S$396,098 · Cash and CPF needed on S$396,098 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$396,098.
Each opens with this figure filled in; change anything there.
Primary schools near 47 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
- Bendemeer Primary School · 166 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 634 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Cedar Primary School · 1,545 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,578 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,800 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,887 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 47 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 73 sqm | S$428,000 | S$5,863 psm |
| Dec 2025 | Blk 47 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 65 sqm | S$390,000 | S$6,000 psm |
| Apr 2025 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Sept 2024 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 65 sqm | S$338,000 | S$5,200 psm |
| Jan 2024 | Blk 47 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Jun 2023 | Blk 47 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Jun 2023 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Jan 2023 | Blk 47 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 73 sqm | S$385,000 | S$5,274 psm |
| Oct 2022 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$338,000 | S$5,200 psm |
| Oct 2022 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 51 years left excluded: outlier | 73 sqm | S$300,000 | S$4,110 psm |
| Jul 2022 | Blk 47 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$340,000 | S$5,231 psm |
| May 2022 | Blk 47 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$288,000 | S$4,431 psm |
| Apr 2022 | Blk 47 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$307,000 | S$4,723 psm |
| Jan 2022 | Blk 47 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 65 sqm | S$275,000 | S$4,231 psm |
Showing 14 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 47 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 47 · 3 ROOM | S$3,400 | — |
| Feb 2026 | Blk 47 · 3 ROOM | S$2,300 | — |
| Aug 2025 | Blk 47 · 3 ROOM | S$2,200 | — |
| Jul 2025 | Blk 47 · 3 ROOM | S$3,300 | — |
| Apr 2025 | Blk 47 · 3 ROOM | S$3,300 | — |
| Apr 2025 | Blk 47 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 47 · 3 ROOM | S$2,300 | — |
| Nov 2024 | Blk 47 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 47 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 47 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 47 · 3 ROOM | S$3,300 | — |
| Feb 2024 | Blk 47 · 3 ROOM | S$3,200 | — |
| Feb 2024 | Blk 47 · 3 ROOM | S$2,300 | — |
| Aug 2023 | Blk 47 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 47 · 3 ROOM | S$2,200 | — |
| May 2023 | Blk 47 · 3 ROOM | S$1,800 | — |
| Apr 2023 | Blk 47 · 3 ROOM | S$3,300 | — |
| Feb 2023 | Blk 47 · 3 ROOM | S$2,100 | — |
| Nov 2022 | Blk 47 · 3 ROOM | S$2,600 | — |
| Sept 2022 | Blk 47 · 3 ROOM | S$2,100 | — |
| Aug 2022 | Blk 47 · 3 ROOM | S$2,100 | — |
| Nov 2021 | Blk 47 · 3 ROOM | S$1,900 | — |
| Sept 2021 | Blk 47 · 3 ROOM | S$1,820 | — |
| Aug 2021 | Blk 47 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 47 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 47 · 3 ROOM | S$1,450 | — |
| Jun 2021 | Blk 47 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 47 · 3 ROOM | S$1,400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 46 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 41 years | S$372,514 | S$411,286 | S$443,500 | S$453,221 |
| 10 years | 36 years | S$347,399 | S$423,478 | S$492,413 | S$514,236 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.32% 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.