Bena Park
Project page · Freehold
Based on 10 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 3,610 sqft of land, typical for Bena Park. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Bena Park | - | 3,580 sqft | S$5,638,888 | S$1,575 psf | ×1.000 | S$1,575 psf |
| Jul 2026 | Landed, Jalan Batalong East · 935 m | - | 3,305 sqft | S$5,380,000 | S$1,628 psf | ×1.000 | S$1,628 psf |
| Jun 2026 | Bena Park | - | 3,615 sqft | S$4,653,000 | S$1,287 psf | ×1.000 | S$1,287 psf |
| Apr 2026 | Landed, Jalan Chelagi · 983 m | - | 3,351 sqft | S$3,980,000 | S$1,188 psf | ×1.000 | S$1,188 psf |
| Apr 2026 | Landed, Jalan Chelagi · 983 m | - | 3,342 sqft | S$4,158,000 | S$1,244 psf | ×1.000 | S$1,244 psf |
| Feb 2026 | Bena Park | - | 3,593 sqft | S$5,750,000 | S$1,600 psf | ×0.999 | S$1,599 psf |
| Nov 2025 | Bukit Loyang Estate · 895 m | - | 3,268 sqft | S$5,500,000 | S$1,683 psf | ×1.021 | S$1,718 psf |
| Oct 2025 | Tanah Merah Park · 927 m | - | 4,145 sqft | S$4,700,000 | S$1,134 psf | ×1.021 | S$1,157 psf |
| Oct 2025 | Bukit Loyang Estate · 895 m | - | 3,350 sqft | S$5,500,000 | S$1,642 psf | ×1.021 | S$1,676 psf |
| Nov 2024 | Landed, Jalan Batalong East · 935 m | - | 3,319 sqft | S$3,528,000 | S$1,063 psf | ×1.054 | S$1,120 psf |
How accurate is this estimate for Bena Park?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Bena Park since.
- Median error
- 19.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.63% gross yield
S$136,033 of rent a year against the estimate above · 0.84 points above flats like it
No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$11,336 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 1500-2000 sqft | — | Semi-Detached House | S$5,500 |
| Q1 2026 | 1500-2000 sqft | — | Semi-Detached House | S$5,000 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$5,600 |
| Q2 2025 | 1500-2000 sqft | — | Semi-Detached House | S$5,400 |
3 URA rental contracts at Bena Park since 2025Q4, a median of S$3.14 psf a month on 335.4 sqm.
Buying or selling at S$5,166,907?
Buying: Stamp duty on S$5,166,907 · Cash and CPF needed on S$5,166,907 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,166,907.
Each opens with this figure filled in; change anything there.
Primary schools near 3 Jalan Pernama
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
- East Spring Primary School · 787 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,491 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Bena Park · Semi-detached | 3,580 sqft | S$5,638,888 | S$1,575 psf |
| Jun 2026 | Bena Park · Semi-detached | 3,615 sqft | S$4,653,000 | S$1,287 psf |
| Feb 2026 | Bena Park · Semi-detached | 3,593 sqft | S$5,750,000 | S$1,600 psf |
| Nov 2022 | Bena Park · Semi-detached | 4,245 sqft | S$6,180,000 | S$1,456 psf |
| Aug 2022 | Bena Park · Semi-detached | 4,625 sqft | S$4,300,000 | S$930 psf |
| Jun 2022 | Bena Park · Semi-detached | 3,605 sqft | S$3,708,000 | S$1,029 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Bena Park · 1500-2000 sqft · Semi-Detached House | S$5,500 | S$3.14 psf |
| Q1 2026 | Bena Park · 1500-2000 sqft · Semi-Detached House | S$5,000 | S$2.86 psf |
| Q4 2025 | Bena Park · 1500-2000 sqft · Semi-Detached House | S$5,600 | S$3.20 psf |
| Q2 2025 | Bena Park · 1500-2000 sqft · Semi-Detached House | S$5,400 | S$3.09 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.