Blk 10B Bendemeer Rd
Project page · 99-year lease from 2017
Based on 9 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 10B | 16 TO 18 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Sept 2026 | Blk 10B | 04 TO 06 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Jul 2026 | Blk 10B | 07 TO 09 | 93 sqm | S$965,000 | S$10,376 psm | ×1.000 | S$10,376 psm |
| Apr 2026 | Blk 10B | 01 TO 03 | 93 sqm | S$908,000 | S$9,763 psm | ×1.000 | S$9,763 psm |
| Mar 2026 | Blk 10B | 04 TO 06 | 93 sqm | S$978,000 | S$10,516 psm | ×0.997 | S$10,485 psm |
| Mar 2026 | Blk 10B | 28 TO 30 | 93 sqm | S$1,188,000 | S$12,774 psm | ×0.997 | S$12,737 psm |
| Feb 2026 | Blk 10B | 22 TO 24 | 93 sqm | S$1,010,000 | S$10,860 psm | ×0.997 | S$10,828 psm |
| Jan 2026 | Blk 10B | 16 TO 18 | 93 sqm | S$1,100,000 | S$11,828 psm | ×0.997 | S$11,793 psm |
| Jan 2026 | Blk 10B | 31 TO 33 | 93 sqm | S$1,160,000 | S$12,473 psm | ×0.997 | S$12,436 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.
4.65% gross yield
S$46,800 of rent a year against the estimate above · 0.92 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$1,007,021?
Buying: Stamp duty on S$1,007,021 · Cash and CPF needed on S$1,007,021 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,007,021.
Each opens with this figure filled in; change anything there.
Primary schools near 10b 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 · 678 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- Farrer Park Primary School · 1,020 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,548 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,655 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Margaret's School (Primary) (girls) · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 10B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Sept 2026 | Blk 10B · 3 ROOM · 28 TO 30 · Model A · 90 years left | 68 sqm | S$840,000 | S$12,353 psm |
| Sept 2026 | Blk 10B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jul 2026 | Blk 10B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Apr 2026 | Blk 10B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$908,000 | S$9,763 psm |
| Mar 2026 | Blk 10B · 4 ROOM · 28 TO 30 · Model A · 91 years left | 93 sqm | S$1,188,000 | S$12,774 psm |
| Mar 2026 | Blk 10B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$978,000 | S$10,516 psm |
| Feb 2026 | Blk 10B · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$1,010,000 | S$10,860 psm |
| Jan 2026 | Blk 10B · 4 ROOM · 31 TO 33 · Model A · 91 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Jan 2026 | Blk 10B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jan 2026 | Blk 10B · 3 ROOM · 31 TO 33 · Model A · 91 years left | 68 sqm | S$830,000 | S$12,206 psm |
| Sept 2025 | Blk 10B · 4 ROOM · 37 TO 39 · Model A · 91 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Jul 2025 | Blk 10B · 4 ROOM · 28 TO 30 · Model A · 91 years left | 93 sqm | S$1,128,000 | S$12,129 psm |
| Jun 2025 | Blk 10B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$835,000 | S$12,279 psm |
| May 2025 | Blk 10B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,118,888 | S$12,031 psm |
| Sept 2024 | Blk 10B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$770,000 | S$11,324 psm |
| Aug 2024 | Blk 10B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,116,000 | S$12,000 psm |
| Jul 2024 | Blk 10B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jun 2024 | Blk 10B · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,125,000 | S$12,097 psm |
| Jun 2024 | Blk 10B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,035,000 | S$11,129 psm |
| Jun 2024 | Blk 10B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$953,000 | S$10,247 psm |
| Jun 2024 | Blk 10B · 3 ROOM · 34 TO 36 · Model A · 93 years left | 68 sqm | S$790,000 | S$11,618 psm |
| May 2024 | Blk 10B · 3 ROOM · 31 TO 33 · Model A · 93 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Apr 2024 | Blk 10B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Apr 2024 | Blk 10B · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$782,000 | S$11,500 psm |
| Jan 2024 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Dec 2023 | Blk 10B · 4 ROOM · 34 TO 36 · Model A · 93 years left | 93 sqm | S$1,063,000 | S$11,430 psm |
| Sept 2023 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Sept 2023 | Blk 10B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Aug 2023 | Blk 10B · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$1,078,000 | S$11,591 psm |
| Jun 2023 | Blk 10B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$650,000 | S$9,559 psm |
| Apr 2023 | Blk 10B · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$1,036,000 | S$11,140 psm |
| Mar 2023 | Blk 10B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$648,000 | S$9,529 psm |
| Jan 2023 | Blk 10B · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jan 2023 | Blk 10B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Jan 2023 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Sept 2022 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$920,800 | S$9,901 psm |
| Aug 2022 | Blk 10B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Aug 2022 | Blk 10B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$650,000 | S$9,559 psm |
| Jul 2022 | Blk 10B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$910,800 | S$9,794 psm |
| Jun 2022 | Blk 10B · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jun 2022 | Blk 10B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$875,000 | S$9,409 psm |
| May 2022 | Blk 10B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$936,000 | S$10,065 psm |
| May 2022 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| May 2022 | Blk 10B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$828,888 | S$8,913 psm |
| May 2022 | Blk 10B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$675,000 | S$9,926 psm |
| Apr 2022 | Blk 10B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$660,000 | S$9,706 psm |
| Apr 2022 | Blk 10B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$655,000 | S$9,632 psm |
| Feb 2022 | Blk 10B · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$928,000 | S$9,978 psm |
| Feb 2022 | Blk 10B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Feb 2022 | Blk 10B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Feb 2022 | Blk 10B · 3 ROOM · 37 TO 39 · Model A · 95 years left | 68 sqm | S$675,000 | S$9,926 psm |
| Jan 2022 | Blk 10B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Dec 2021 | Blk 10B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$863,000 | S$9,280 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 10B · 3 ROOM | S$3,900 | — |
| Mar 2026 | Blk 10B · 3 ROOM | S$3,400 | — |
| Feb 2026 | Blk 10B · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 10B · 4 ROOM | S$4,600 | — |
| Nov 2025 | Blk 10B · 4 ROOM | S$4,650 | — |
| Sept 2025 | Blk 10B · 3 ROOM | S$3,500 | — |
| Aug 2025 | Blk 10B · 3 ROOM | S$3,600 | — |
| May 2025 | Blk 10B · 3 ROOM | S$3,700 | — |
| Apr 2025 | Blk 10B · 4 ROOM | S$4,600 | — |
| Mar 2025 | Blk 10B · 4 ROOM | S$4,200 | — |
| Feb 2025 | Blk 10B · 4 ROOM | S$4,200 | — |
| Feb 2025 | Blk 10B · 3 ROOM | S$3,400 | — |
| Sept 2024 | Blk 10B · 4 ROOM | S$4,900 | — |
| Jun 2024 | Blk 10B · 3 ROOM | S$3,900 | — |
| Jun 2024 | Blk 10B · 3 ROOM | S$3,600 | — |
| Mar 2024 | Blk 10B · 4 ROOM | S$4,600 | — |
| Mar 2024 | Blk 10B · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 10B · 3 ROOM | S$3,450 | — |
| Dec 2023 | Blk 10B · 4 ROOM | S$4,500 | — |
| Oct 2023 | Blk 10B · 4 ROOM | S$4,800 | — |
| Apr 2023 | Blk 10B · 3 ROOM | S$3,700 | — |
| Jan 2023 | Blk 10B · 4 ROOM | S$4,200 | — |
| Dec 2022 | Blk 10B · 4 ROOM | S$4,000 | — |
| Mar 2022 | Blk 10B · 4 ROOM | S$2,900 | — |
| Dec 2021 | Blk 10B · 4 ROOM | S$3,200 | — |
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$945,513 | S$1,043,923 | S$1,130,588 | S$1,150,361 |
| 10 years | 79 years | S$883,738 | S$1,077,272 | S$1,263,565 | S$1,308,148 |
| 20 years | 69 years | S$800,088 | S$1,188,889 | S$1,635,633 | S$1,753,091 |
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.