Blk 38A Bendemeer Rd
Project page · 99-year lease from 2012
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 38A | 25 TO 27 | 89 sqm | S$930,000 | S$10,449 psm | ×1.000 | S$10,449 psm |
| Sept 2026 | Blk 38A | 04 TO 06 | 89 sqm | S$814,500 | S$9,152 psm | ×1.000 | S$9,152 psm |
| Sept 2026 | Blk 38A | 04 TO 06 | 89 sqm | S$810,000 | S$9,101 psm | ×1.000 | S$9,101 psm |
| Jun 2026 | Blk 38A | 01 TO 03 | 89 sqm | S$762,000 | S$8,562 psm | ×1.000 | S$8,562 psm |
| Apr 2026 | Blk 38A | 25 TO 27 | 89 sqm | S$923,888 | S$10,381 psm | ×1.000 | S$10,381 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.
5.75% gross yield
S$46,800 of rent a year against the estimate above · 0.18 points above 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$814,500?
Buying: Stamp duty on S$814,500 · Cash and CPF needed on S$814,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$814,500.
Each opens with this figure filled in; change anything there.
Primary schools near 38a 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 · 210 m · no 2025 Phase 2C ballot
- Hong Wen School · 977 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,003 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Canossa Catholic Primary School · 1,684 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,701 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,850 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,896 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 38A · 4 ROOM · 04 TO 06 · Model A · 85 years left | 89 sqm | S$810,000 | S$9,101 psm |
| Sept 2026 | Blk 38A · 4 ROOM · 04 TO 06 · Model A · 85 years left | 89 sqm | S$814,500 | S$9,152 psm |
| Sept 2026 | Blk 38A · 4 ROOM · 25 TO 27 · Model A · 85 years left | 89 sqm | S$930,000 | S$10,449 psm |
| Jun 2026 | Blk 38A · 4 ROOM · 01 TO 03 · Model A · 85 years left | 89 sqm | S$762,000 | S$8,562 psm |
| Apr 2026 | Blk 38A · 4 ROOM · 25 TO 27 · Model A · 85 years left | 89 sqm | S$923,888 | S$10,381 psm |
| Sept 2025 | Blk 38A · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$920,000 | S$10,000 psm |
| May 2025 | Blk 38A · 4 ROOM · 13 TO 15 · Model A · 86 years left | 92 sqm | S$950,000 | S$10,326 psm |
| Dec 2024 | Blk 38A · 4 ROOM · 01 TO 03 · Model A · 87 years left excluded: outlier | 92 sqm | S$735,000 | S$7,989 psm |
| Mar 2024 | Blk 38A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 89 sqm | S$902,888 | S$10,145 psm |
| Feb 2024 | Blk 38A · 5 ROOM · 04 TO 06 · Improved · 87 years left | 115 sqm | S$1,000,000 | S$8,696 psm |
| Feb 2024 | Blk 38A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 89 sqm | S$848,000 | S$9,528 psm |
| Oct 2023 | Blk 38A · 5 ROOM · 16 TO 18 · Improved · 88 years left | 113 sqm | S$1,150,000 | S$10,177 psm |
| Sept 2023 | Blk 38A · 5 ROOM · 25 TO 27 · Improved · 88 years left | 115 sqm | S$1,250,888 | S$10,877 psm |
| Jul 2023 | Blk 38A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$808,000 | S$8,783 psm |
| May 2023 | Blk 38A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 89 sqm | S$840,000 | S$9,438 psm |
| May 2023 | Blk 38A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 89 sqm | S$825,000 | S$9,270 psm |
| Feb 2023 | Blk 38A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$777,000 | S$8,446 psm |
| Nov 2022 | Blk 38A · 5 ROOM · 22 TO 24 · Improved · 89 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Sept 2022 | Blk 38A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Aug 2022 | Blk 38A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 89 sqm | S$770,000 | S$8,652 psm |
| Jul 2022 | Blk 38A · 4 ROOM · 22 TO 24 · Model A · 89 years left | 89 sqm | S$838,000 | S$9,416 psm |
| Dec 2021 | Blk 38A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 89 sqm | S$713,000 | S$8,011 psm |
Showing 22 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 38A · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 38A · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 38A · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 38A · 4 ROOM | S$3,900 | — |
| Nov 2025 | Blk 38A · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 38A · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 38A · 4 ROOM | S$3,700 | — |
| Jul 2025 | Blk 38A · 5 ROOM | S$4,200 | — |
| May 2025 | Blk 38A · 5 ROOM | S$4,300 | — |
| Mar 2025 | Blk 38A · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 38A · 5 ROOM | S$4,000 | — |
| Dec 2024 | Blk 38A · 4 ROOM | S$3,800 | — |
| Nov 2024 | Blk 38A · 4 ROOM | S$4,500 | — |
| Oct 2024 | Blk 38A · 4 ROOM | S$3,800 | — |
| Sept 2024 | Blk 38A · 5 ROOM | S$3,900 | — |
| Sept 2024 | Blk 38A · 4 ROOM | S$3,800 | — |
| Jan 2024 | Blk 38A · 4 ROOM | S$3,700 | — |
| Dec 2023 | Blk 38A · 4 ROOM | S$4,150 | — |
| Oct 2023 | Blk 38A · 4 ROOM | S$4,200 | — |
| Oct 2023 | Blk 38A · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 38A · 4 ROOM | S$2,900 | — |
| Apr 2023 | Blk 38A · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 38A · 5 ROOM | S$4,500 | — |
| Feb 2023 | Blk 38A · 5 ROOM | S$4,900 | — |
| Oct 2022 | Blk 38A · 4 ROOM | S$4,600 | — |
| Oct 2022 | Blk 38A · 4 ROOM | S$4,450 | — |
| Aug 2022 | Blk 38A · 5 ROOM | S$3,800 | — |
| Nov 2021 | Blk 38A · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 38A · 5 ROOM | S$3,300 | — |
| Oct 2021 | Blk 38A · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 38A · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 38A · 5 ROOM | S$3,050 | — |
| Jan 2021 | Blk 38A · 4 ROOM | S$2,900 | — |
| Jan 2021 | Blk 38A · 4 ROOM | S$2,500 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 79 years | S$761,286 | S$840,521 | S$910,300 | S$926,221 |
| 10 years | 74 years | S$718,462 | S$875,801 | S$1,027,254 | S$1,063,499 |
| 20 years | 64 years | S$667,706 | S$992,176 | S$1,365,003 | S$1,463,027 |
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 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.