Blk 44 Bendemeer Rd
Project page · 99-year lease from 1981
Based on 8 sales in this block, last 12 months. Search did not need to widen. 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.
| 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 |
| Jul 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$410,000 | S$6,508 psm | ×1.000 | S$6,508 psm |
| Jun 2026 | Blk 44 | 01 TO 03 | 63 sqm | S$356,000 | S$5,651 psm | ×1.000 | S$5,651 psm |
| May 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$370,000 | S$5,873 psm | ×1.000 | S$5,873 psm |
| Mar 2026 | Blk 44 | 07 TO 09 | 63 sqm | S$385,000 | S$6,111 psm | ×0.997 | S$6,093 psm |
| Jan 2026 | Blk 44 | 04 TO 06 | 63 sqm | S$398,000 | S$6,317 psm | ×0.997 | S$6,299 psm |
| Jan 2026 | Blk 44 | 10 TO 12 | 63 sqm | S$385,000 | S$6,111 psm | ×0.997 | S$6,093 psm |
| Jan 2026 | Blk 44 | 04 TO 06 | 63 sqm | S$400,000 | S$6,349 psm | ×0.997 | S$6,330 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.
9.38% gross yield
S$36,000 of rent a year against the estimate above · 1.57 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 87 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 87 HDB rental approvals for 3 ROOM on Bendemeer Rd since 2025-10.
Buying or selling at S$383,864?
Buying: Stamp duty on S$383,864 · Cash and CPF needed on S$383,864 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$383,864.
Each opens with this figure filled in; change anything there.
Primary schools near 44 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 · 65 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 760 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 919 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Canossa Catholic Primary School · 1,633 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,660 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,783 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,973 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Farrer Park Primary School · 1,984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 53 years left | 63 sqm | S$355,000 | S$5,635 psm |
| Jul 2026 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left | 63 sqm | S$410,000 | S$6,508 psm |
| Jun 2026 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 54 years left | 63 sqm | S$356,000 | S$5,651 psm |
| May 2026 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left | 63 sqm | S$370,000 | S$5,873 psm |
| Apr 2026 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left excluded: outlier | 63 sqm | S$339,000 | S$5,381 psm |
| Mar 2026 | Blk 44 · 3 ROOM · 07 TO 09 · Standard · 54 years left | 63 sqm | S$385,000 | S$6,111 psm |
| Jan 2026 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 54 years left | 63 sqm | S$400,000 | S$6,349 psm |
| Jan 2026 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left | 63 sqm | S$385,000 | S$6,111 psm |
| Jan 2026 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 54 years left | 63 sqm | S$398,000 | S$6,317 psm |
| Nov 2025 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 54 years left | 75 sqm | S$472,000 | S$6,293 psm |
| Oct 2025 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left | 63 sqm | S$420,000 | S$6,667 psm |
| Oct 2025 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 54 years left | 75 sqm | S$448,888 | S$5,985 psm |
| Oct 2025 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 54 years left | 63 sqm | S$428,000 | S$6,794 psm |
| Jul 2025 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 55 years left | 75 sqm | S$440,000 | S$5,867 psm |
| Jun 2025 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 55 years left excluded: outlier | 63 sqm | S$335,000 | S$5,317 psm |
| Oct 2024 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 55 years left | 63 sqm | S$365,000 | S$5,794 psm |
| Sept 2024 | Blk 44 · 3 ROOM · 07 TO 09 · Standard · 55 years left excluded: outlier | 63 sqm | S$416,000 | S$6,603 psm |
| Sept 2024 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 55 years left | 63 sqm | S$370,000 | S$5,873 psm |
| Aug 2024 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 56 years left | 63 sqm | S$365,000 | S$5,794 psm |
| Aug 2024 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 56 years left | 63 sqm | S$365,000 | S$5,794 psm |
| Jul 2024 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 56 years left | 63 sqm | S$375,000 | S$5,952 psm |
| May 2024 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 56 years left | 63 sqm | S$358,888 | S$5,697 psm |
| Apr 2024 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 56 years left | 63 sqm | S$370,000 | S$5,873 psm |
| Jan 2024 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 56 years left | 63 sqm | S$368,000 | S$5,841 psm |
| Dec 2023 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 56 years left | 63 sqm | S$378,000 | S$6,000 psm |
| Oct 2023 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 56 years left | 63 sqm | S$360,000 | S$5,714 psm |
| Aug 2023 | Blk 44 · 3 ROOM · 07 TO 09 · Standard · 57 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Jul 2023 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 57 years left | 63 sqm | S$365,000 | S$5,794 psm |
| Jun 2023 | Blk 44 · 3 ROOM · 07 TO 09 · Standard · 57 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Apr 2023 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 57 years left | 63 sqm | S$340,000 | S$5,397 psm |
| Jan 2023 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 57 years left | 63 sqm | S$334,000 | S$5,302 psm |
| Dec 2022 | Blk 44 · 3 ROOM · 10 TO 12 · Standard · 57 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Oct 2022 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 57 years left | 63 sqm | S$300,000 | S$4,762 psm |
| Jul 2022 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 58 years left | 63 sqm | S$305,000 | S$4,841 psm |
| Oct 2021 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 58 years left | 63 sqm | S$305,000 | S$4,841 psm |
Showing 35 of 154.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 44 · 3 ROOM | S$3,100 | — |
| Aug 2026 | Blk 44 · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 44 · 3 ROOM | S$2,200 | — |
| Jul 2026 | Blk 44 · 3 ROOM | S$3,200 | — |
| Jun 2026 | Blk 44 · 3 ROOM | S$3,700 | — |
| Jun 2026 | Blk 44 · 3 ROOM | S$3,500 | — |
| May 2026 | Blk 44 · 3 ROOM | S$2,650 | — |
| Apr 2026 | Blk 44 · 3 ROOM | S$3,400 | — |
| Apr 2026 | Blk 44 · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 44 · 3 ROOM | S$2,200 | — |
| Jan 2026 | Blk 44 · 3 ROOM | S$2,600 | — |
| Dec 2025 | Blk 44 · 3 ROOM | S$3,400 | — |
| Dec 2025 | Blk 44 · 3 ROOM | S$1,500 | — |
| Nov 2025 | Blk 44 · 4 ROOM | S$4,000 | — |
| Nov 2025 | Blk 44 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 44 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 44 · 4 ROOM | S$4,100 | — |
| Aug 2025 | Blk 44 · 3 ROOM | S$2,200 | — |
| Jul 2025 | Blk 44 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 44 · 3 ROOM | S$3,700 | — |
| Jun 2025 | Blk 44 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 44 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 44 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 44 · 3 ROOM | S$3,100 | — |
| Jan 2025 | Blk 44 · 3 ROOM | S$1,800 | — |
| Dec 2024 | Blk 44 · 3 ROOM | S$3,400 | — |
| Nov 2024 | Blk 44 · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 44 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 44 · 3 ROOM | S$2,200 | — |
| Jul 2024 | Blk 44 · 3 ROOM | S$3,300 | — |
| Jul 2024 | Blk 44 · 3 ROOM | S$3,100 | — |
| Jun 2024 | Blk 44 · 3 ROOM | S$2,700 | — |
| May 2024 | Blk 44 · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 44 · 3 ROOM | S$3,400 | — |
| Jan 2024 | Blk 44 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 44 · 3 ROOM | S$1,500 | — |
| Dec 2023 | Blk 44 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 44 · 3 ROOM | S$2,600 | — |
| Nov 2023 | Blk 44 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 44 · 4 ROOM | S$4,100 | — |
| Oct 2023 | Blk 44 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 44 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 44 · 3 ROOM | S$2,650 | — |
| Aug 2023 | Blk 44 · 3 ROOM | S$2,100 | — |
| Jul 2023 | Blk 44 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 44 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 44 · 3 ROOM | S$2,300 | — |
| Apr 2023 | Blk 44 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 44 · 3 ROOM | S$2,100 | — |
| Feb 2023 | Blk 44 · 3 ROOM | S$3,050 | — |
| Feb 2023 | Blk 44 · 3 ROOM | S$2,600 | — |
| Dec 2022 | Blk 44 · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 44 · 3 ROOM | S$1,600 | — |
| Nov 2022 | Blk 44 · 3 ROOM | S$1,900 | — |
| Sept 2022 | Blk 44 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 44 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 44 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 44 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 44 · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 44 · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 44 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 44 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 44 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 44 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 44 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 44 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 44 · 3 ROOM | S$1,950 | — |
| Aug 2021 | Blk 44 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 44 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 44 · 3 ROOM | S$2,100 | — |
| Apr 2021 | Blk 44 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 44 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 44 · 3 ROOM | S$1,850 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 48 years | S$364,528 | S$402,468 | S$435,881 | S$443,504 |
| 10 years | 43 years | S$343,293 | S$418,472 | S$490,838 | S$508,157 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.