Blk 38A Bendemeer Rd
BENDEMEER RD · KALLANG/WHAMPOA · Singapore 331038 · D12
Median PSF · 12m
S$907
Median price · 12m
S$869K
Latest sale
S$815K
Sep 2026
1-year change
-2.3%
Sales · 12m
4
49 all time
Gross yield
5.02%
5 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +31.2%
- Annualised
- +8.1%
- Transactions
- 22
- 1 year
- -2.3%
- 3 years p.a.
- +2.7%
- 5 years p.a.
- +4.0%
- Median size
- 958 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 38A Bendemeer Rd | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$907 | S$646 | +40.5% |
| Median price | S$869K | S$675K | +28.8% |
| Gross rental yield | 5.02% | 6.64% | -1.6 pts |
| 1-year price change | -2.3% | -4.1% | +1.7 pts |
This development trades about 41% above the D12 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,900
Contracts · 12m
5
Implied annual rent
S$47K
Gross yield
5.02%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 5 | S$3,900 |
Investment analysis
Investment score 32 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
32/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%79
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Geylang Bahru MRT at 550 m.
- Price momentumweight 18%28
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%13
Gross yield against every other development in its segment.
- Valuationweight 22%3
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Geylang Bahru MRT550 m
- Boon Keng MRT630 m
- Bendemeer MRT830 m
- Kallang MRT1.1 km
Schools within 2 km
- Bendemeer Primary Schoolprimary260 m
- Bendemeer Secondary Schoolsecondary (s1-s5)840 m
- Hong Wen Schoolprimary1.1 km
- St Andrew'S School (Secondary)secondary (s1-s5)1.2 km
- Northlight Schoolsecondary (s1-s4)1.2 km
- St Andrew'S School (Junior)primary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | 4 ROOM | S$930,000 | 958 sqft | S$971 | 25 TO 27 | 84 yr 9 mo |
| Sep 2026 | 4 ROOM | S$814,500 | 958 sqft | S$850 | 04 TO 06 | 84 yr 9 mo |
| Jun 2026 | 4 ROOM | S$762,000 | 958 sqft | S$795 | 01 TO 03 | 85 yrs |
| Apr 2026 | 4 ROOM | S$923,888 | 958 sqft | S$964 | 25 TO 27 | 85 yr 1 mo |
| Sep 2025 | 4 ROOM | S$920,000 | 990 sqft | S$929 | 04 TO 06 | 85 yr 8 mo |
| May 2025 | 4 ROOM | S$950,000 | 990 sqft | S$959 | 13 TO 15 | 86 yr 1 mo |
| Dec 2024 | 4 ROOM | S$735,000 | 990 sqft | S$742 | 01 TO 03 | 86 yr 6 mo |
| Mar 2024 | 4 ROOM | S$902,888 | 958 sqft | S$942 | 13 TO 15 | 87 yr 3 mo |
| Feb 2024 | 5 ROOM | S$1,000,000 | 1,238 sqft | S$808 | 04 TO 06 | 87 yr 3 mo |
| Feb 2024 | 4 ROOM | S$848,000 | 958 sqft | S$885 | 07 TO 09 | 87 yr 4 mo |
| Oct 2023 | 5 ROOM | S$1,150,000 | 1,216 sqft | S$945 | 16 TO 18 | 87 yr 7 mo |
| Sep 2023 | 5 ROOM | S$1,250,888 | 1,238 sqft | S$1,011 | 25 TO 27 | 87 yr 9 mo |
| Jul 2023 | 4 ROOM | S$808,000 | 990 sqft | S$816 | 01 TO 03 | 87 yr 11 mo |
| May 2023 | 4 ROOM | S$840,000 | 958 sqft | S$877 | 16 TO 18 | 88 yrs |
| May 2023 | 4 ROOM | S$825,000 | 958 sqft | S$861 | 16 TO 18 | 88 yrs |
| Feb 2023 | 4 ROOM | S$777,000 | 990 sqft | S$785 | 07 TO 09 | 88 yr 3 mo |
| Nov 2022 | 5 ROOM | S$950,000 | 1,216 sqft | S$781 | 22 TO 24 | 88 yr 8 mo |
| Sep 2022 | 5 ROOM | S$1,000,000 | 1,216 sqft | S$822 | 07 TO 09 | 88 yr 9 mo |
| Aug 2022 | 4 ROOM | S$770,000 | 958 sqft | S$804 | 13 TO 15 | 88 yr 10 mo |
| Jul 2022 | 4 ROOM | S$838,000 | 958 sqft | S$875 | 22 TO 24 | 88 yr 11 mo |
| Dec 2021 | 4 ROOM | S$713,000 | 958 sqft | S$744 | 04 TO 06 | 89 yr 6 mo |
| Sep 2021 | 5 ROOM | S$858,888 | 1,238 sqft | S$694 | 04 TO 06 | 89 yr 9 mo |
| Jun 2021 | 4 ROOM | S$730,000 | 958 sqft | S$762 | 07 TO 09 | 90 yrs |
| Jun 2021 | 4 ROOM | S$715,000 | 958 sqft | S$746 | 13 TO 15 | 90 yrs |
| Nov 2019 | 4 ROOM | S$725,500 | 990 sqft | S$733 | 13 TO 15 | 91 yr 6 mo |
| Oct 2019 | 4 ROOM | S$621,000 | 990 sqft | S$627 | 16 TO 18 | 91 yr 7 mo |
| Sep 2019 | 4 ROOM | S$738,000 | 958 sqft | S$770 | 16 TO 18 | 91 yr 8 mo |
| Jun 2019 | 4 ROOM | S$678,000 | 990 sqft | S$685 | 07 TO 09 | 91 yr 11 mo |
| Dec 2018 | 4 ROOM | S$735,000 | 990 sqft | S$742 | 16 TO 18 | 92 yr 5 mo |
| Aug 2018 | 4 ROOM | S$582,000 | 958 sqft | S$608 | 10 TO 12 | 92 yr 9 mo |
| Jun 2018 | 4 ROOM | S$688,000 | 958 sqft | S$718 | 13 TO 15 | 93 yrs |
| Dec 2017 | 4 ROOM | S$660,000 | 990 sqft | S$666 | 07 TO 09 | 93 yr 5 mo |
| Sep 2017 | 4 ROOM | S$734,000 | 958 sqft | S$766 | 16 TO 18 | 93 yr 8 mo |
| Jun 2017 | 4 ROOM | S$655,000 | 990 sqft | S$661 | 10 TO 12 | 93 yr 11 mo |
| May 2017 | 4 ROOM | S$695,000 | 958 sqft | S$725 | 19 TO 21 | 94 yrs |
| Apr 2017 | 4 ROOM | S$716,000 | 990 sqft | S$723 | 16 TO 18 | 94 yr 1 mo |
| Apr 2017 | 4 ROOM | S$672,000 | 958 sqft | S$701 | 16 TO 18 | 94 yr 1 mo |
| Mar 2017 | 4 ROOM | S$710,000 | 958 sqft | S$741 | 22 TO 24 | 94 yr 2 mo |
| Feb 2017 | 4 ROOM | S$638,000 | 990 sqft | S$644 | 01 TO 03 | 94 yr 3 mo |
| Jun 2016 | 5 ROOM | S$915,000 | 1,238 sqft | S$739 | 25 TO 27 | 94 yrs |
Showing the 40 most recent of 49 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 38B Bendemeer Rd
S$946
-2.2%2 sales5.5% yield
Blk 39A Bendemeer Rd
S$1,032
+9.0%1 sales5.1% yield
Blk 38C Bendemeer Rd
S$944
+6.4%4 sales5.2% yield
Blk 64 Kallang Bahru
S$573
+0.3%4 sales8.3% yield
Blk 65 Kallang Bahru
S$632
+1.0%8 sales7.6% yield
Blk 43 Bendemeer Rd
S$597
+12.4%3 sales8.1% yield
Blk 38D Bendemeer Rd
S$880
-8.4%3 sales5.1% yield
Blk 63 Kallang Bahru
S$547
-3.8%3 sales7.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.