Blk 10A Bendemeer Rd
Project page · 99-year lease from 2017
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 10A | 25 TO 27 | 93 sqm | S$1,128,888 | S$12,139 psm | ×1.000 | S$12,139 psm |
| Jun 2026 | Blk 10A | 19 TO 21 | 93 sqm | S$1,110,000 | S$11,935 psm | ×1.000 | S$11,935 psm |
| Apr 2026 | Blk 10A | 25 TO 27 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Nov 2025 | Blk 10A | 13 TO 15 | 93 sqm | S$990,000 | S$10,645 psm | ×0.996 | S$10,603 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.
4.24% gross yield
S$46,800 of rent a year against the estimate above · 1.33 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 38A | 4 ROOM | S$3,800 |
| Jul 2026 | 10A | 4 ROOM | S$4,200 |
| Jul 2026 | 38C | 4 ROOM | S$4,100 |
| Jul 2026 | 26 | 4 ROOM | S$3,080 |
| Jun 2026 | 39A | 4 ROOM | S$3,450 |
| May 2026 | 10A | 4 ROOM | S$4,000 |
| May 2026 | 38C | 4 ROOM | S$3,800 |
| Apr 2026 | 39A | 4 ROOM | S$4,250 |
median of 31 HDB rental approvals for 4 ROOM on Bendemeer Rd since 2025-10.
Buying or selling at S$1,105,000?
Buying: Stamp duty on S$1,105,000 · Cash and CPF needed on S$1,105,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,105,000.
Each opens with this figure filled in; change anything there.
Primary schools near 10a 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
- Hong Wen School · 735 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Farrer Park Primary School · 1,025 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,576 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,698 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Margaret's School (Primary) (girls) · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 90 years left | 93 sqm | S$1,128,888 | S$12,139 psm |
| Jun 2026 | Blk 10A · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$1,110,000 | S$11,935 psm |
| Apr 2026 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 91 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jan 2026 | Blk 10A · 3 ROOM · 28 TO 30 · Model A · 91 years left | 68 sqm | S$845,000 | S$12,426 psm |
| Dec 2025 | Blk 10A · 3 ROOM · 40 TO 42 · Model A · 91 years left | 68 sqm | S$880,000 | S$12,941 psm |
| Nov 2025 | Blk 10A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Jun 2025 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Apr 2025 | Blk 10A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Feb 2025 | Blk 10A · 4 ROOM · 34 TO 36 · Model A · 92 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Feb 2025 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Oct 2024 | Blk 10A · 3 ROOM · 34 TO 36 · Model A · 92 years left | 68 sqm | S$838,000 | S$12,324 psm |
| Aug 2024 | Blk 10A · 3 ROOM · 37 TO 39 · Model A · 92 years left | 68 sqm | S$820,000 | S$12,059 psm |
| Aug 2024 | Blk 10A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$778,000 | S$11,441 psm |
| May 2024 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Apr 2024 | Blk 10A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Feb 2024 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,005,888 | S$10,816 psm |
| Feb 2024 | Blk 10A · 3 ROOM · 25 TO 27 · Model A · 93 years left | 68 sqm | S$758,000 | S$11,147 psm |
| Jan 2024 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Oct 2023 | Blk 10A · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$718,888 | S$10,572 psm |
| Aug 2023 | Blk 10A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$905,000 | S$9,731 psm |
| Jul 2023 | Blk 10A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Jul 2023 | Blk 10A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$715,888 | S$10,528 psm |
| Apr 2023 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Mar 2023 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Mar 2023 | Blk 10A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$670,000 | S$9,853 psm |
| Jan 2023 | Blk 10A · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$728,888 | S$10,719 psm |
| Jan 2023 | Blk 10A · 3 ROOM · 28 TO 30 · Model A · 94 years left | 68 sqm | S$720,000 | S$10,588 psm |
| Dec 2022 | Blk 10A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$933,000 | S$10,032 psm |
| Nov 2022 | Blk 10A · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Nov 2022 | Blk 10A · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$720,888 | S$10,601 psm |
| Nov 2022 | Blk 10A · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$570,000 | S$8,382 psm |
| Oct 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Oct 2022 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$852,000 | S$9,161 psm |
| Oct 2022 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$845,000 | S$9,086 psm |
| Oct 2022 | Blk 10A · 3 ROOM · 34 TO 36 · Model A · 94 years left | 68 sqm | S$720,000 | S$10,588 psm |
| Sept 2022 | Blk 10A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Sept 2022 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Sept 2022 | Blk 10A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Aug 2022 | Blk 10A · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Aug 2022 | Blk 10A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$670,000 | S$9,853 psm |
| Jul 2022 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Jul 2022 | Blk 10A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jul 2022 | Blk 10A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$876,000 | S$9,419 psm |
| Jul 2022 | Blk 10A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Jul 2022 | Blk 10A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$623,000 | S$9,162 psm |
| Jun 2022 | Blk 10A · 4 ROOM · 40 TO 42 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jun 2022 | Blk 10A · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jun 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Jun 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$903,000 | S$9,710 psm |
| Jun 2022 | Blk 10A · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$696,000 | S$10,235 psm |
| Jun 2022 | Blk 10A · 3 ROOM · 34 TO 36 · Model A · 95 years left | 68 sqm | S$688,000 | S$10,118 psm |
| May 2022 | Blk 10A · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2022 | Blk 10A · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| May 2022 | Blk 10A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$875,000 | S$9,409 psm |
| May 2022 | Blk 10A · 3 ROOM · 37 TO 39 · Model A · 95 years left | 68 sqm | S$700,000 | S$10,294 psm |
| May 2022 | Blk 10A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$668,000 | S$9,824 psm |
| Apr 2022 | Blk 10A · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Apr 2022 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Mar 2022 | Blk 10A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Mar 2022 | Blk 10A · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Mar 2022 | Blk 10A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Mar 2022 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$893,000 | S$9,602 psm |
| Mar 2022 | Blk 10A · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$680,000 | S$10,000 psm |
| Feb 2022 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2022 | Blk 10A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$655,000 | S$9,632 psm |
| Jan 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$918,000 | S$9,871 psm |
| Dec 2021 | Blk 10A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Dec 2021 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Nov 2021 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Nov 2021 | Blk 10A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$665,500 | S$9,787 psm |
| Oct 2021 | Blk 10A · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Oct 2021 | Blk 10A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$620,000 | S$9,118 psm |
Showing 72 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 10A · 3 ROOM | S$3,700 | — |
| Jul 2026 | Blk 10A · 4 ROOM | S$4,200 | — |
| Jun 2026 | Blk 10A · 3 ROOM | S$3,600 | — |
| May 2026 | Blk 10A · 4 ROOM | S$4,000 | — |
| May 2026 | Blk 10A · 3 ROOM | S$3,700 | — |
| Jan 2026 | Blk 10A · 3 ROOM | S$3,600 | — |
| Dec 2025 | Blk 10A · 3 ROOM | S$4,400 | — |
| Sept 2025 | Blk 10A · 4 ROOM | S$4,200 | — |
| Aug 2025 | Blk 10A · 4 ROOM | S$4,750 | — |
| Jul 2025 | Blk 10A · 3 ROOM | S$3,500 | — |
| Jun 2025 | Blk 10A · 4 ROOM | S$4,800 | — |
| Jun 2025 | Blk 10A · 3 ROOM | S$3,600 | — |
| May 2025 | Blk 10A · 4 ROOM | S$4,500 | — |
| May 2025 | Blk 10A · 3 ROOM | S$3,450 | — |
| Dec 2024 | Blk 10A · 4 ROOM | S$4,400 | — |
| Aug 2024 | Blk 10A · 4 ROOM | S$4,500 | — |
| Aug 2024 | Blk 10A · 4 ROOM | S$4,100 | — |
| Jul 2024 | Blk 10A · 4 ROOM | S$4,000 | — |
| May 2024 | Blk 10A · 4 ROOM | S$4,500 | — |
| May 2024 | Blk 10A · 3 ROOM | S$3,500 | — |
| Apr 2024 | Blk 10A · 3 ROOM | S$3,500 | — |
| Mar 2024 | Blk 10A · 3 ROOM | S$3,800 | — |
| Feb 2024 | Blk 10A · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 10A · 4 ROOM | S$4,800 | — |
| Jan 2024 | Blk 10A · 3 ROOM | S$3,600 | — |
| Sept 2023 | Blk 10A · 4 ROOM | S$4,400 | — |
| Sept 2023 | Blk 10A · 4 ROOM | S$4,200 | — |
| Aug 2023 | Blk 10A · 4 ROOM | S$4,500 | — |
| Jul 2023 | Blk 10A · 4 ROOM | S$4,800 | — |
| Jan 2023 | Blk 10A · 4 ROOM | S$4,300 | — |
| Nov 2022 | Blk 10A · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 10A · 4 ROOM | S$4,500 | — |
| Jun 2022 | Blk 10A · 4 ROOM | S$3,500 | — |
| Apr 2022 | Blk 10A · 3 ROOM | S$2,850 | — |
| Feb 2022 | Blk 10A · 3 ROOM | S$3,100 | — |
| Feb 2022 | Blk 10A · 3 ROOM | S$3,000 | — |
| Feb 2022 | Blk 10A · 4 ROOM | S$2,300 | — |
| Jan 2022 | Blk 10A · 4 ROOM | S$3,500 | — |
| Jan 2022 | Blk 10A · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 10A · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 10A · 4 ROOM | S$2,800 | — |
| Aug 2021 | Blk 10A · 4 ROOM | S$2,700 | — |
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 89 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 | 84 years | S$1,037,508 | S$1,145,492 | S$1,240,590 | S$1,262,287 |
| 10 years | 79 years | S$969,723 | S$1,182,086 | S$1,386,505 | S$1,435,426 |
| 20 years | 69 years | S$877,934 | S$1,304,563 | S$1,794,774 | S$1,923,660 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.