homequant
HDB · 330026

Blk 26 Bendemeer Rd

Project page · 99-year lease from 1972

Indicative value range
S$418,905 – S$457,837
Indicative mid S$438,719 · S$6,179 psm

Based on 28 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 4304 TO 0663 sqmS$471,000S$7,476 psm×1.000S$7,476 psm
Oct 2026Blk 4410 TO 1263 sqmS$355,000S$5,635 psm×1.000S$5,635 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×1.000S$5,909 psm
Jun 2026Blk 4401 TO 0363 sqmS$356,000S$5,651 psm×1.000S$5,651 psm
Jun 2026Blk 3004 TO 0668 sqmS$385,000S$5,662 psm×1.000S$5,662 psm
Jun 2026Blk 2616 TO 1871 sqmS$553,000S$7,789 psm×1.000S$7,789 psm
May 2026Blk 4410 TO 1263 sqmS$370,000S$5,873 psm×1.000S$5,873 psm
May 2026Blk 4710 TO 1273 sqmS$428,000S$5,863 psm×1.000S$5,863 psm
May 2026Blk 4307 TO 0963 sqmS$405,000S$6,429 psm×1.000S$6,429 psm
May 2026Blk 2619 TO 2171 sqmS$525,000S$7,394 psm×1.000S$7,394 psm
Apr 2026Blk 4507 TO 0966 sqmS$418,000S$6,333 psm×1.000S$6,333 psm
Apr 2026Blk 4301 TO 0375 sqmS$500,000S$6,667 psm×1.000S$6,667 psm
Mar 2026Blk 4407 TO 0963 sqmS$385,000S$6,111 psm×0.997S$6,093 psm
Mar 2026Blk 2307 TO 0968 sqmS$430,000S$6,324 psm×0.997S$6,305 psm
Mar 2026Blk 2401 TO 0368 sqmS$416,888S$6,131 psm×0.997S$6,113 psm
Jan 2026Blk 4404 TO 0663 sqmS$398,000S$6,317 psm×0.997S$6,299 psm
Jan 2026Blk 4410 TO 1263 sqmS$385,000S$6,111 psm×0.997S$6,093 psm
Jan 2026Blk 4404 TO 0663 sqmS$400,000S$6,349 psm×0.997S$6,330 psm
Dec 2025Blk 3004 TO 0668 sqmS$420,000S$6,176 psm×0.996S$6,152 psm
Dec 2025Blk 4704 TO 0665 sqmS$390,000S$6,000 psm×0.996S$5,976 psm
Dec 2025Blk 2410 TO 1268 sqmS$485,000S$7,132 psm×0.996S$7,104 psm
Dec 2025Blk 2401 TO 0368 sqmS$400,000S$5,882 psm×0.996S$5,859 psm
Nov 2025Blk 2407 TO 0968 sqmS$483,000S$7,103 psm×0.996S$7,075 psm
Nov 2025Blk 4404 TO 0675 sqmS$472,000S$6,293 psm×0.996S$6,269 psm

How accurate is this estimate for Bendemeer Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Bendemeer Rd since.

Median error
3.8%

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.

8.21% gross yield

S$36,000 of rent a year against the estimate above · 0.7 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 87 approvals in the last year.

In Kallang/Whampoa, flats of this type with 40 to 49 years of lease left yield 8.91%, from 17 blocks.

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 87 HDB rental approvals for 3 ROOM on Bendemeer Rd since 2025-10.

Buying or selling at S$438,719?

Buying: Stamp duty on S$438,719 · Cash and CPF needed on S$438,719 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$438,719.

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

Primary schools near 26 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
Jun 2026
Blk 26 · 3 ROOM · 16 TO 18 · Improved · 45 years left
71 sqmS$553,000S$7,789 psm
May 2026
Blk 26 · 3 ROOM · 19 TO 21 · Improved · 45 years left
excluded: outlier
71 sqmS$562,000S$7,915 psm
May 2026
Blk 26 · 3 ROOM · 19 TO 21 · Improved · 45 years left
71 sqmS$525,000S$7,394 psm
Jul 2025
Blk 26 · 3 ROOM · 19 TO 21 · Improved · 46 years left
71 sqmS$538,000S$7,577 psm
Nov 2024
Blk 26 · 3 ROOM · 22 TO 24 · Improved · 46 years left
excluded: outlier
71 sqmS$535,000S$7,535 psm
Jul 2024
Blk 26 · 3 ROOM · 01 TO 03 · Improved · 47 years left
71 sqmS$368,000S$5,183 psm
May 2022
Blk 26 · 3 ROOM · 22 TO 24 · Improved · 49 years left
71 sqmS$430,000S$6,056 psm
Mar 2022
Blk 26 · 3 ROOM · 10 TO 12 · Improved · 49 years left
71 sqmS$350,000S$4,930 psm
See more

Showing 8 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 44 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, 3.64% a yearmeasuredPrices 4% a year
5 years39 yearsS$409,538S$452,163S$489,701S$498,266

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.