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HDB · 331039

Blk 39A Bendemeer Rd

Project page · 99-year lease from 2012

Indicative value range
S$938,198 – S$1,070,143
Indicative mid S$982,023 · S$10,674 psm

Based on 35 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 38D13 TO 1592 sqmS$1,030,000S$11,196 psm×1.000S$11,196 psm
Oct 2026Blk 38A07 TO 0992 sqmS$938,000S$10,196 psm×1.000S$10,196 psm
Oct 2026Blk 10C25 TO 2793 sqmS$1,113,000S$11,968 psm×1.000S$11,968 psm
Oct 2026Blk 38D16 TO 1889 sqmS$950,000S$10,674 psm×1.000S$10,674 psm
Sept 2026Blk 38D01 TO 0392 sqmS$871,888S$9,477 psm×1.000S$9,477 psm
Sept 2026Blk 10B16 TO 1893 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Sept 2026Blk 38A25 TO 2789 sqmS$930,000S$10,449 psm×1.000S$10,449 psm
Sept 2026Blk 38A04 TO 0689 sqmS$814,500S$9,152 psm×1.000S$9,152 psm
Sept 2026Blk 38A04 TO 0689 sqmS$810,000S$9,101 psm×1.000S$9,101 psm
Sept 2026Blk 10B04 TO 0693 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
Aug 2026Blk 10C16 TO 1893 sqmS$1,060,000S$11,398 psm×1.000S$11,398 psm
Aug 2026Blk 38C07 TO 0989 sqmS$869,888S$9,774 psm×1.000S$9,774 psm
Aug 2026Blk 10A25 TO 2793 sqmS$1,128,888S$12,139 psm×1.000S$12,139 psm
Jul 2026Blk 10C07 TO 0993 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
Jul 2026Blk 10B07 TO 0993 sqmS$965,000S$10,376 psm×1.000S$10,376 psm
Jul 2026Blk 38C19 TO 2189 sqmS$900,000S$10,112 psm×1.000S$10,112 psm
Jun 2026Blk 10C13 TO 1593 sqmS$1,040,000S$11,183 psm×0.999S$11,166 psm
Jun 2026Blk 10C19 TO 2193 sqmS$1,028,000S$11,054 psm×0.999S$11,037 psm
Jun 2026Blk 10C22 TO 2493 sqmS$1,070,000S$11,505 psm×0.999S$11,488 psm
Jun 2026Blk 10A19 TO 2193 sqmS$1,110,000S$11,935 psm×0.999S$11,918 psm
Jun 2026Blk 38A01 TO 0389 sqmS$762,000S$8,562 psm×0.999S$8,549 psm
Apr 2026Blk 10C07 TO 0993 sqmS$995,000S$10,699 psm×0.999S$10,683 psm
Apr 2026Blk 10C04 TO 0693 sqmS$950,000S$10,215 psm×0.999S$10,200 psm
Apr 2026Blk 38D04 TO 0689 sqmS$818,888S$9,201 psm×0.999S$9,187 psm
Apr 2026Blk 10A25 TO 2793 sqmS$1,100,000S$11,828 psm×0.999S$11,810 psm
Apr 2026Blk 38A25 TO 2789 sqmS$923,888S$10,381 psm×0.999S$10,365 psm
Apr 2026Blk 10B01 TO 0393 sqmS$908,000S$9,763 psm×0.999S$9,749 psm
Mar 2026Blk 10B04 TO 0693 sqmS$978,000S$10,516 psm×0.996S$10,470 psm
Mar 2026Blk 10B28 TO 3093 sqmS$1,188,000S$12,774 psm×0.996S$12,718 psm
Feb 2026Blk 10B22 TO 2493 sqmS$1,010,000S$10,860 psm×0.996S$10,812 psm
Jan 2026Blk 10B16 TO 1893 sqmS$1,100,000S$11,828 psm×0.996S$11,776 psm
Jan 2026Blk 38D13 TO 1592 sqmS$945,000S$10,272 psm×0.996S$10,226 psm
Jan 2026Blk 10B31 TO 3393 sqmS$1,160,000S$12,473 psm×0.996S$12,418 psm
Jan 2026Blk 39A22 TO 2489 sqmS$989,000S$11,112 psm×0.996S$11,063 psm
Dec 2025Blk 10C22 TO 2493 sqmS$1,120,000S$12,043 psm×0.995S$11,978 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.

4.83% gross yield

S$47,400 of rent a year against the estimate above · 0.71 points below flats like it

Homes like this rent for about S$3,950 a month, the middle of 30 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.54%, from 148 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 202638A4 ROOMS$3,800
Jul 202610A4 ROOMS$4,200
Jul 202638C4 ROOMS$4,100
Jul 2026264 ROOMS$3,080
Jun 202639A4 ROOMS$3,450
May 202610A4 ROOMS$4,000
May 202638C4 ROOMS$3,800
Apr 202639A4 ROOMS$4,250

median of 30 HDB rental approvals for 4 ROOM on Bendemeer Rd since 2025-11.

Buying or selling at S$982,023?

Buying: Stamp duty on S$982,023 · Cash and CPF needed on S$982,023 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$982,023.

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

Primary schools near 39a 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
Jan 2026
Blk 39A · 4 ROOM · 22 TO 24 · Model A · 85 years left
89 sqmS$989,000S$11,112 psm
Jun 2025
Blk 39A · 4 ROOM · 04 TO 06 · Model A · 86 years left
89 sqmS$905,000S$10,169 psm
Jun 2025
Blk 39A · 4 ROOM · 04 TO 06 · Model A · 86 years left
92 sqmS$888,000S$9,652 psm
May 2025
Blk 39A · 4 ROOM · 22 TO 24 · Model A · 86 years left
92 sqmS$950,000S$10,326 psm
Apr 2025
Blk 39A · 4 ROOM · 10 TO 12 · Model A · 86 years left
92 sqmS$980,000S$10,652 psm
Oct 2024
Blk 39A · 4 ROOM · 16 TO 18 · Model A · 87 years left
92 sqmS$938,000S$10,196 psm
Sept 2024
Blk 39A · 4 ROOM · 07 TO 09 · Model A · 87 years left
92 sqmS$920,000S$10,000 psm
Aug 2024
Blk 39A · 4 ROOM · 22 TO 24 · Model A · 87 years left
92 sqmS$975,000S$10,598 psm
May 2024
Blk 39A · 4 ROOM · 19 TO 21 · Model A · 87 years left
92 sqmS$912,000S$9,913 psm
Oct 2023
Blk 39A · 4 ROOM · 19 TO 21 · Model A · 88 years left
92 sqmS$890,000S$9,674 psm
Oct 2023
Blk 39A · 4 ROOM · 19 TO 21 · Model A · 88 years left
92 sqmS$875,000S$9,511 psm
Jul 2023
Blk 39A · 4 ROOM · 07 TO 09 · Model A · 88 years left
92 sqmS$800,000S$8,696 psm
Jun 2023
Blk 39A · 4 ROOM · 25 TO 27 · Model A · 88 years left
92 sqmS$908,000S$9,870 psm
Apr 2023
Blk 39A · 4 ROOM · 16 TO 18 · Model A · 88 years left
92 sqmS$860,000S$9,348 psm
Apr 2023
Blk 39A · 4 ROOM · 07 TO 09 · Model A · 88 years left
92 sqmS$800,000S$8,696 psm
Feb 2023
Blk 39A · 4 ROOM · 25 TO 27 · Model A · 88 years left
92 sqmS$878,800S$9,552 psm
Feb 2023
Blk 39A · 4 ROOM · 13 TO 15 · Model A · 88 years left
92 sqmS$795,000S$8,641 psm
Jan 2022
Blk 39A · 4 ROOM · 25 TO 27 · Model A · 89 years left
92 sqmS$770,000S$8,370 psm
Jan 2022
Blk 39A · 4 ROOM · 10 TO 12 · Model A · 89 years left
92 sqmS$725,000S$7,880 psm
Dec 2021
Blk 39A · 3 ROOM · 01 TO 03 · Model A · 90 years left
69 sqmS$460,000S$6,667 psm
Nov 2021
Blk 39A · 3 ROOM · 13 TO 15 · Model A · 90 years left
69 sqmS$550,000S$7,971 psm
See more

Showing 21 of 50.

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 years79 yearsS$917,729S$1,013,247S$1,092,609S$1,116,557
10 years74 yearsS$866,087S$1,055,755S$1,227,616S$1,282,020
20 years64 yearsS$804,622S$1,195,626S$1,616,569S$1,763,027

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.