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HDB · 333038

Blk 38C Bendemeer Rd

Project page · 99-year lease from 2012

Indicative value range
S$909,139 – S$1,023,979
Indicative mid S$943,697 · S$10,603 psm

Based on 33 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 38D13 TO 1592 sqmS$1,030,000S$11,196 psm×1.000S$11,196 psm
Sept 2026Blk 10B16 TO 1893 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Sept 2026Blk 38D01 TO 0392 sqmS$871,888S$9,477 psm×1.000S$9,477 psm
Sept 2026Blk 38A25 TO 2789 sqmS$930,000S$10,449 psm×1.000S$10,449 psm
Sept 2026Blk 38A04 TO 0689 sqmS$814,500S$9,152 psm×1.000S$9,152 psm
Sept 2026Blk 38A04 TO 0689 sqmS$810,000S$9,101 psm×1.000S$9,101 psm
Sept 2026Blk 10B04 TO 0693 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
Aug 2026Blk 10C16 TO 1893 sqmS$1,060,000S$11,398 psm×1.000S$11,398 psm
Aug 2026Blk 38C07 TO 0989 sqmS$869,888S$9,774 psm×1.000S$9,774 psm
Aug 2026Blk 10A25 TO 2793 sqmS$1,128,888S$12,139 psm×1.000S$12,139 psm
Jul 2026Blk 10C07 TO 0993 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
Jul 2026Blk 10B07 TO 0993 sqmS$965,000S$10,376 psm×1.000S$10,376 psm
Jul 2026Blk 38C19 TO 2189 sqmS$900,000S$10,112 psm×1.000S$10,112 psm
Jun 2026Blk 10C13 TO 1593 sqmS$1,040,000S$11,183 psm×1.000S$11,183 psm
Jun 2026Blk 10C19 TO 2193 sqmS$1,028,000S$11,054 psm×1.000S$11,054 psm
Jun 2026Blk 10C22 TO 2493 sqmS$1,070,000S$11,505 psm×1.000S$11,505 psm
Jun 2026Blk 10A19 TO 2193 sqmS$1,110,000S$11,935 psm×1.000S$11,935 psm
Jun 2026Blk 38A01 TO 0389 sqmS$762,000S$8,562 psm×1.000S$8,562 psm
Apr 2026Blk 10C07 TO 0993 sqmS$995,000S$10,699 psm×1.000S$10,699 psm
Apr 2026Blk 10C04 TO 0693 sqmS$950,000S$10,215 psm×1.000S$10,215 psm
Apr 2026Blk 38D04 TO 0689 sqmS$818,888S$9,201 psm×1.000S$9,201 psm
Apr 2026Blk 10A25 TO 2793 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Apr 2026Blk 38A25 TO 2789 sqmS$923,888S$10,381 psm×1.000S$10,381 psm
Apr 2026Blk 10B01 TO 0393 sqmS$908,000S$9,763 psm×1.000S$9,763 psm
Mar 2026Blk 10B04 TO 0693 sqmS$978,000S$10,516 psm×0.997S$10,485 psm
Mar 2026Blk 10B28 TO 3093 sqmS$1,188,000S$12,774 psm×0.997S$12,737 psm
Feb 2026Blk 10B22 TO 2493 sqmS$1,010,000S$10,860 psm×0.997S$10,828 psm
Jan 2026Blk 10B16 TO 1893 sqmS$1,100,000S$11,828 psm×0.997S$11,793 psm
Jan 2026Blk 38D13 TO 1592 sqmS$945,000S$10,272 psm×0.997S$10,241 psm
Jan 2026Blk 10B31 TO 3393 sqmS$1,160,000S$12,473 psm×0.997S$12,436 psm
Jan 2026Blk 39A22 TO 2489 sqmS$989,000S$11,112 psm×0.997S$11,080 psm
Dec 2025Blk 10C22 TO 2493 sqmS$1,120,000S$12,043 psm×0.996S$11,996 psm
Nov 2025Blk 10A13 TO 1593 sqmS$990,000S$10,645 psm×0.996S$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.

4.96% gross yield

S$46,800 of rent a year against the estimate above · 0.61 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

ApprovedBlockFlatRent a month
Sept 202638A4 ROOMS$3,800
Jul 202610A4 ROOMS$4,200
Jul 202638C4 ROOMS$4,100
Jul 2026264 ROOMS$3,080
Jun 202639A4 ROOMS$3,450
May 202610A4 ROOMS$4,000
May 202638C4 ROOMS$3,800
Apr 202639A4 ROOMS$4,250

median of 31 HDB rental approvals for 4 ROOM on Bendemeer Rd since 2025-10.

Buying or selling at S$943,697?

Buying: Stamp duty on S$943,697 · Cash and CPF needed on S$943,697 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$943,697.

Each opens with this figure filled in; change anything there.

Primary schools near 38c 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 38C · 4 ROOM · 07 TO 09 · Model A · 85 years left
89 sqmS$869,888S$9,774 psm
Jul 2026
Blk 38C · 4 ROOM · 19 TO 21 · Model A · 85 years left
89 sqmS$900,000S$10,112 psm
Dec 2025
Blk 38C · 3 ROOM · 13 TO 15 · Model A · 86 years left
69 sqmS$705,000S$10,217 psm
Oct 2025
Blk 38C · 3 ROOM · 19 TO 21 · Model A · 86 years left
69 sqmS$735,000S$10,652 psm
Mar 2025
Blk 38C · 4 ROOM · 04 TO 06 · Model A · 86 years left
89 sqmS$825,000S$9,270 psm
Feb 2025
Blk 38C · 4 ROOM · 01 TO 03 · Model A · 86 years left
89 sqmS$850,000S$9,551 psm
Oct 2024
Blk 38C · 3 ROOM · 13 TO 15 · Model A · 87 years left
69 sqmS$688,000S$9,971 psm
Sept 2024
Blk 38C · 3 ROOM · 22 TO 24 · Model A · 87 years left
69 sqmS$708,000S$10,261 psm
Aug 2024
Blk 38C · 4 ROOM · 16 TO 18 · Model A · 87 years left
89 sqmS$940,000S$10,562 psm
Apr 2024
Blk 38C · 3 ROOM · 16 TO 18 · Model A · 87 years left
69 sqmS$640,000S$9,275 psm
Mar 2024
Blk 38C · 4 ROOM · 07 TO 09 · Model A · 87 years left
89 sqmS$860,088S$9,664 psm
Nov 2023
Blk 38C · 4 ROOM · 16 TO 18 · Model A · 88 years left
89 sqmS$888,000S$9,978 psm
Nov 2023
Blk 38C · 3 ROOM · 19 TO 21 · Model A · 88 years left
69 sqmS$618,000S$8,957 psm
Apr 2023
Blk 38C · 3 ROOM · 10 TO 12 · Model A · 88 years left
excluded: outlier
69 sqmS$580,000S$8,406 psm
Mar 2023
Blk 38C · 4 ROOM · 01 TO 03 · Model A · 88 years left
89 sqmS$700,000S$7,865 psm
Jan 2023
Blk 38C · 4 ROOM · 10 TO 12 · Model A · 88 years left
89 sqmS$755,000S$8,483 psm
Jan 2023
Blk 38C · 3 ROOM · 13 TO 15 · Model A · 89 years left
excluded: outlier
69 sqmS$535,000S$7,754 psm
Nov 2022
Blk 38C · 4 ROOM · 16 TO 18 · Model A · 89 years left
92 sqmS$840,000S$9,130 psm
Aug 2022
Blk 38C · 3 ROOM · 22 TO 24 · Model A · 89 years left
69 sqmS$595,000S$8,623 psm
Aug 2022
Blk 38C · 3 ROOM · 10 TO 12 · Model A · 89 years left
excluded: outlier
69 sqmS$540,000S$7,826 psm
Apr 2022
Blk 38C · 4 ROOM · 04 TO 06 · Model A · 89 years left
89 sqmS$700,000S$7,865 psm
Mar 2022
Blk 38C · 4 ROOM · 19 TO 21 · Model A · 89 years left
89 sqmS$788,000S$8,854 psm
Mar 2022
Blk 38C · 4 ROOM · 04 TO 06 · Model A · 89 years left
92 sqmS$723,888S$7,868 psm
Mar 2022
Blk 38C · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$700,000S$7,609 psm
Nov 2021
Blk 38C · 3 ROOM · 04 TO 06 · Model A · 90 years left
69 sqmS$486,000S$7,043 psm
See more

Showing 25 of 52.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years79 yearsS$882,042S$973,845S$1,054,693S$1,073,139
10 years74 yearsS$832,425S$1,014,721S$1,190,198S$1,232,192
20 years64 yearsS$773,618S$1,149,556S$1,581,521S$1,695,093

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.