Blk 10C Bendemeer Rd
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 10C | 16 TO 18 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Jul 2026 | Blk 10C | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Jun 2026 | Blk 10C | 13 TO 15 | 93 sqm | S$1,040,000 | S$11,183 psm | ×1.000 | S$11,183 psm |
| Jun 2026 | Blk 10C | 19 TO 21 | 93 sqm | S$1,028,000 | S$11,054 psm | ×1.000 | S$11,054 psm |
| Jun 2026 | Blk 10C | 22 TO 24 | 93 sqm | S$1,070,000 | S$11,505 psm | ×1.000 | S$11,505 psm |
| Apr 2026 | Blk 10C | 07 TO 09 | 93 sqm | S$995,000 | S$10,699 psm | ×1.000 | S$10,699 psm |
| Apr 2026 | Blk 10C | 04 TO 06 | 93 sqm | S$950,000 | S$10,215 psm | ×1.000 | S$10,215 psm |
| Dec 2025 | Blk 10C | 22 TO 24 | 93 sqm | S$1,120,000 | S$12,043 psm | ×0.996 | S$11,996 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.
4.53% gross yield
S$46,800 of rent a year against the estimate above · 1.04 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$1,034,000?
Buying: Stamp duty on S$1,034,000 · Cash and CPF needed on S$1,034,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,034,000.
Each opens with this figure filled in; change anything there.
Primary schools near 10c 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 · 660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 823 m · no 2025 Phase 2C ballot
1 to 2 km
- Farrer Park Primary School · 1,068 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,580 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,604 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 10C · 3 ROOM · 01 TO 03 · Model A · 90 years left | 68 sqm | S$655,000 | S$9,632 psm |
| Aug 2026 | Blk 10C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Jul 2026 | Blk 10C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jun 2026 | Blk 10C · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Jun 2026 | Blk 10C · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$1,028,000 | S$11,054 psm |
| Jun 2026 | Blk 10C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| May 2026 | Blk 10C · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Apr 2026 | Blk 10C · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Apr 2026 | Blk 10C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Apr 2026 | Blk 10C · 3 ROOM · 01 TO 03 · Model A · 91 years left | 68 sqm | S$730,000 | S$10,735 psm |
| Jan 2026 | Blk 10C · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Dec 2025 | Blk 10C · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$1,120,000 | S$12,043 psm |
| Oct 2025 | Blk 10C · 3 ROOM · 28 TO 30 · Model A · 91 years left | 68 sqm | S$845,000 | S$12,426 psm |
| Sept 2025 | Blk 10C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Sept 2025 | Blk 10C · 3 ROOM · 19 TO 21 · Model A · 91 years left | 68 sqm | S$820,000 | S$12,059 psm |
| Aug 2025 | Blk 10C · 3 ROOM · 34 TO 36 · Model A · 91 years left | 68 sqm | S$856,800 | S$12,600 psm |
| Aug 2025 | Blk 10C · 3 ROOM · 34 TO 36 · Model A · 91 years left | 68 sqm | S$870,000 | S$12,794 psm |
| Jul 2025 | Blk 10C · 3 ROOM · 34 TO 36 · Model A · 91 years left | 68 sqm | S$842,000 | S$12,382 psm |
| Jun 2025 | Blk 10C · 3 ROOM · 19 TO 21 · Model A · 92 years left | 68 sqm | S$812,000 | S$11,941 psm |
| May 2025 | Blk 10C · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| May 2025 | Blk 10C · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$796,000 | S$11,706 psm |
| Dec 2024 | Blk 10C · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Dec 2024 | Blk 10C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Oct 2024 | Blk 10C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$885,000 | S$9,516 psm |
| Jan 2024 | Blk 10C · 4 ROOM · 40 TO 42 · Model A · 93 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Jan 2024 | Blk 10C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$885,000 | S$9,516 psm |
| Dec 2023 | Blk 10C · 4 ROOM · 37 TO 39 · Model A · 93 years left | 93 sqm | S$1,075,000 | S$11,559 psm |
| Dec 2023 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Dec 2023 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Dec 2023 | Blk 10C · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Nov 2023 | Blk 10C · 4 ROOM · 37 TO 39 · Model A · 93 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Nov 2023 | Blk 10C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Aug 2023 | Blk 10C · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$1,038,800 | S$11,170 psm |
| Aug 2023 | Blk 10C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$875,000 | S$9,409 psm |
| Aug 2023 | Blk 10C · 3 ROOM · 31 TO 33 · Model A · 93 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jul 2023 | Blk 10C · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2023 | Blk 10C · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$980,999 | S$10,548 psm |
| Apr 2023 | Blk 10C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Apr 2023 | Blk 10C · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$680,000 | S$10,000 psm |
| Mar 2023 | Blk 10C · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$730,000 | S$10,735 psm |
| Mar 2023 | Blk 10C · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$560,000 | S$8,235 psm |
| Feb 2023 | Blk 10C · 3 ROOM · 37 TO 39 · Model A · 94 years left | 68 sqm | S$718,000 | S$10,559 psm |
| Feb 2023 | Blk 10C · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Feb 2023 | Blk 10C · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Dec 2022 | Blk 10C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Dec 2022 | Blk 10C · 3 ROOM · 28 TO 30 · Model A · 94 years left | 68 sqm | S$738,888 | S$10,866 psm |
| Nov 2022 | Blk 10C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$865,000 | S$9,301 psm |
| Nov 2022 | Blk 10C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$678,888 | S$9,984 psm |
| Oct 2022 | Blk 10C · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Sept 2022 | Blk 10C · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Sept 2022 | Blk 10C · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$918,000 | S$9,871 psm |
| Sept 2022 | Blk 10C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Sept 2022 | Blk 10C · 3 ROOM · 37 TO 39 · Model A · 94 years left | 68 sqm | S$710,000 | S$10,441 psm |
| Aug 2022 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$942,500 | S$10,134 psm |
| Aug 2022 | Blk 10C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Jul 2022 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Jul 2022 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Jul 2022 | Blk 10C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$855,000 | S$9,194 psm |
| Jun 2022 | Blk 10C · 4 ROOM · 40 TO 42 · Model A · 95 years left | 93 sqm | S$928,000 | S$9,978 psm |
| Jun 2022 | Blk 10C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$923,000 | S$9,925 psm |
| Jun 2022 | Blk 10C · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$922,000 | S$9,914 psm |
| Jun 2022 | Blk 10C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Jun 2022 | Blk 10C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$855,000 | S$9,194 psm |
| Jun 2022 | Blk 10C · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$692,000 | S$10,176 psm |
| May 2022 | Blk 10C · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2022 | Blk 10C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$840,000 | S$9,032 psm |
| May 2022 | Blk 10C · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$668,000 | S$9,824 psm |
| Apr 2022 | Blk 10C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Apr 2022 | Blk 10C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$878,000 | S$9,441 psm |
| Mar 2022 | Blk 10C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Mar 2022 | Blk 10C · 3 ROOM · 34 TO 36 · Model A · 95 years left | 68 sqm | S$702,000 | S$10,324 psm |
| Mar 2022 | Blk 10C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$681,000 | S$10,015 psm |
| Mar 2022 | Blk 10C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$650,000 | S$9,559 psm |
| Dec 2021 | Blk 10C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$865,000 | S$9,301 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 10C · 3 ROOM | S$3,900 | — |
| Jun 2026 | Blk 10C · 3 ROOM | S$3,700 | — |
| Dec 2025 | Blk 10C · 3 ROOM | S$3,100 | — |
| Nov 2025 | Blk 10C · 3 ROOM | S$4,000 | — |
| Jul 2025 | Blk 10C · 4 ROOM | S$4,200 | — |
| Jul 2025 | Blk 10C · 3 ROOM | S$3,500 | — |
| Apr 2025 | Blk 10C · 4 ROOM | S$4,100 | — |
| Feb 2025 | Blk 10C · 3 ROOM | S$3,500 | — |
| Nov 2024 | Blk 10C · 3 ROOM | S$2,950 | — |
| Aug 2024 | Blk 10C · 4 ROOM | S$4,000 | — |
| Aug 2024 | Blk 10C · 4 ROOM | S$3,850 | — |
| Jun 2024 | Blk 10C · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 10C · 4 ROOM | S$4,500 | — |
| Jan 2024 | Blk 10C · 3 ROOM | S$3,800 | — |
| Nov 2023 | Blk 10C · 4 ROOM | S$3,850 | — |
| Nov 2023 | Blk 10C · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 10C · 3 ROOM | S$4,000 | — |
| Jul 2023 | Blk 10C · 4 ROOM | S$4,500 | — |
| May 2023 | Blk 10C · 4 ROOM | S$4,800 | — |
| Dec 2022 | Blk 10C · 4 ROOM | S$4,750 | — |
| Nov 2022 | Blk 10C · 4 ROOM | S$3,850 | — |
| Nov 2022 | Blk 10C · 3 ROOM | S$3,500 | — |
| Feb 2022 | Blk 10C · 4 ROOM | S$3,700 | — |
| Nov 2021 | Blk 10C · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 10C · 4 ROOM | S$2,400 | — |
| May 2021 | Blk 10C · 4 ROOM | S$3,100 | — |
| May 2021 | Blk 10C · 3 ROOM | S$2,300 | — |
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$970,844 | S$1,071,891 | S$1,160,878 | S$1,181,181 |
| 10 years | 79 years | S$907,415 | S$1,106,133 | S$1,297,418 | S$1,343,195 |
| 20 years | 69 years | S$821,523 | S$1,220,741 | S$1,679,454 | S$1,800,059 |
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.