Blk 48 Bendemeer Rd
Project page · 99-year lease from 1994
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 46 | 07 TO 09 | 146 sqm | S$1,320,000 | S$9,041 psm | ×1.000 | S$9,041 psm |
| Aug 2026 | Blk 46 | 19 TO 21 | 144 sqm | S$1,280,000 | S$8,889 psm | ×1.000 | S$8,889 psm |
| Jul 2026 | Blk 48 | 01 TO 03 | 144 sqm | S$1,080,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Jun 2026 | Blk 46 | 19 TO 21 | 144 sqm | S$1,412,000 | S$9,806 psm | ×1.000 | S$9,806 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.
4.29% gross yield
S$56,100 of rent a year against the estimate above · 0.41 points below flats like it
Homes like this rent for about S$4,675 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 48 | EXECUTIVE | S$4,700 |
| Jul 2026 | 48 | EXECUTIVE | S$5,000 |
| Jun 2026 | 46 | EXECUTIVE | S$4,800 |
| Jun 2026 | 46 | EXECUTIVE | S$4,600 |
| Jan 2026 | 46 | EXECUTIVE | S$4,650 |
| Oct 2025 | 46 | EXECUTIVE | S$4,650 |
median of 6 HDB rental approvals for EXECUTIVE on Bendemeer Rd since 2025-10.
Buying or selling at S$1,308,890?
Buying: Stamp duty on S$1,308,890 · Cash and CPF needed on S$1,308,890 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,308,890.
Each opens with this figure filled in; change anything there.
Primary schools near 48 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 · 135 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 644 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Cedar Primary School · 1,579 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,624 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,841 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,865 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 48 · EXECUTIVE · 01 TO 03 · Apartment · 67 years left | 144 sqm | S$1,080,000 | S$7,500 psm |
| May 2024 | Blk 48 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 147 sqm | S$1,200,000 | S$8,163 psm |
| Oct 2023 | Blk 48 · EXECUTIVE · 01 TO 03 · Apartment · 70 years left | 146 sqm | S$990,000 | S$6,781 psm |
| Sept 2023 | Blk 48 · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 144 sqm | S$1,038,000 | S$7,208 psm |
| May 2023 | Blk 48 · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
| Oct 2022 | Blk 48 · EXECUTIVE · 10 TO 12 · Apartment · 71 years left | 148 sqm | S$1,050,000 | S$7,095 psm |
| Sept 2022 | Blk 48 · EXECUTIVE · 19 TO 21 · Apartment · 71 years left excluded: outlier | 146 sqm | S$1,095,000 | S$7,500 psm |
| Jul 2022 | Blk 48 · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 147 sqm | S$950,000 | S$6,463 psm |
| Apr 2022 | Blk 48 · EXECUTIVE · 13 TO 15 · Apartment · 72 years left | 146 sqm | S$935,000 | S$6,404 psm |
Showing 9 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 48 · EXECUTIVE | S$4,700 | — |
| Jul 2026 | Blk 48 · EXECUTIVE | S$5,000 | — |
| Jul 2025 | Blk 48 · EXECUTIVE | S$5,600 | — |
| Jun 2025 | Blk 48 · EXECUTIVE | S$2,300 | — |
| Apr 2025 | Blk 48 · EXECUTIVE | S$4,550 | — |
| Jun 2023 | Blk 48 · EXECUTIVE | S$4,000 | — |
| Apr 2023 | Blk 48 · EXECUTIVE | S$3,100 | — |
| Jun 2021 | Blk 48 · EXECUTIVE | S$2,000 | — |
| Apr 2021 | Blk 48 · EXECUTIVE | S$2,950 | — |
| Mar 2021 | Blk 48 · EXECUTIVE | S$3,000 | — |
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 66 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 | 61 years | S$1,268,024 | S$1,400,001 | S$1,516,228 | S$1,542,745 |
| 10 years | 56 years | S$1,223,383 | S$1,491,297 | S$1,749,188 | S$1,810,905 |
| 20 years | 46 years | S$1,109,011 | S$1,647,932 | S$2,267,169 | S$2,429,979 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.