Blk 38B Bendemeer Rd
BENDEMEER RD · KALLANG/WHAMPOA · Singapore 332038 · D12
Median PSF · 12m
S$946
Median price · 12m
S$703K
Latest sale
S$700K
Aug 2026
1-year change
-2.2%
Sales · 12m
2
51 all time
Gross yield
5.51%
6 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
- +29.7%
- Annualised
- +8.3%
- Transactions
- 23
- 1 year
- -2.2%
- 3 years p.a.
- +6.0%
- 5 years p.a.
- +5.2%
- Median size
- 743 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 38B Bendemeer Rd | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$946 | S$646 | +46.6% |
| Median price | S$703K | S$675K | +4.1% |
| Gross rental yield | 5.51% | 6.64% | -1.1 pts |
| 1-year price change | -2.2% | -4.1% | +1.9 pts |
This development trades about 47% 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$3,600
Contracts · 12m
6
Implied annual rent
S$43K
Gross yield
5.51%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$3,750 |
| 3 ROOM | 2 | S$3,300 |
Investment analysis
Investment score 37 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
37/100
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.
- Price momentumweight 18%78
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Geylang Bahru MRT at 550 m.
- Rental yieldweight 20%25
Gross yield against every other development in its segment.
- Valuationweight 22%2
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 MRT620 m
- Bendemeer MRT870 m
- Kallang MRT1.1 km
Schools within 2 km
- Bendemeer Primary Schoolprimary210 m
- Bendemeer Secondary Schoolsecondary (s1-s5)790 m
- Hong Wen Schoolprimary1.0 km
- St Andrew'S School (Secondary)secondary (s1-s5)1.1 km
- St Andrew'S School (Junior)primary1.2 km
- Northlight Schoolsecondary (s1-s4)1.2 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$700,000 | 743 sqft | S$942 | 07 TO 09 | 84 yr 10 mo |
| Jul 2026 | 3 ROOM | S$705,888 | 743 sqft | S$950 | 07 TO 09 | 84 yr 11 mo |
| May 2025 | 3 ROOM | S$734,000 | 743 sqft | S$988 | 13 TO 15 | 86 yr 1 mo |
| Apr 2025 | 4 ROOM | S$938,000 | 990 sqft | S$947 | 16 TO 18 | 86 yr 2 mo |
| Jan 2025 | 3 ROOM | S$765,000 | 743 sqft | S$1,030 | 25 TO 27 | 86 yr 5 mo |
| Dec 2024 | 3 ROOM | S$575,000 | 743 sqft | S$774 | 16 TO 18 | 86 yr 7 mo |
| Jul 2024 | 4 ROOM | S$938,000 | 990 sqft | S$947 | 07 TO 09 | 86 yr 11 mo |
| Jan 2024 | 4 ROOM | S$880,000 | 958 sqft | S$919 | 19 TO 21 | 87 yr 5 mo |
| Nov 2023 | 3 ROOM | S$500,000 | 743 sqft | S$673 | 01 TO 03 | 87 yr 7 mo |
| Oct 2023 | 4 ROOM | S$878,000 | 958 sqft | S$917 | 22 TO 24 | 87 yr 8 mo |
| Oct 2023 | 3 ROOM | S$590,000 | 743 sqft | S$794 | 04 TO 06 | 87 yr 8 mo |
| Jun 2023 | 4 ROOM | S$900,888 | 990 sqft | S$910 | 22 TO 24 | 88 yr 2 mo |
| May 2023 | 3 ROOM | S$590,888 | 743 sqft | S$796 | 16 TO 18 | 88 yr 1 mo |
| Apr 2023 | 3 ROOM | S$580,000 | 743 sqft | S$781 | 13 TO 15 | 88 yr 1 mo |
| Jan 2023 | 3 ROOM | S$590,000 | 743 sqft | S$794 | 19 TO 21 | 88 yr 5 mo |
| Aug 2022 | 4 ROOM | S$758,888 | 958 sqft | S$792 | 13 TO 15 | 88 yr 9 mo |
| Jul 2022 | 4 ROOM | S$775,000 | 958 sqft | S$809 | 19 TO 21 | 88 yr 11 mo |
| Jul 2022 | 4 ROOM | S$738,888 | 958 sqft | S$771 | 07 TO 09 | 88 yr 11 mo |
| Jul 2022 | 3 ROOM | S$547,000 | 743 sqft | S$736 | 10 TO 12 | 88 yr 11 mo |
| Jun 2022 | 4 ROOM | S$695,000 | 958 sqft | S$725 | 04 TO 06 | 89 yrs |
| Feb 2022 | 3 ROOM | S$560,000 | 743 sqft | S$754 | 19 TO 21 | 89 yr 4 mo |
| Nov 2021 | 4 ROOM | S$740,888 | 958 sqft | S$773 | 13 TO 15 | 89 yr 6 mo |
| Nov 2021 | 4 ROOM | S$656,888 | 958 sqft | S$686 | 01 TO 03 | 89 yr 7 mo |
| Jun 2021 | 4 ROOM | S$770,000 | 958 sqft | S$804 | 25 TO 27 | 90 yrs |
| Apr 2021 | 3 ROOM | S$430,000 | 743 sqft | S$579 | 10 TO 12 | 90 yr 2 mo |
| Mar 2021 | 4 ROOM | S$705,000 | 958 sqft | S$736 | 10 TO 12 | 90 yr 2 mo |
| Jan 2021 | 4 ROOM | S$758,888 | 958 sqft | S$792 | 16 TO 18 | 90 yr 5 mo |
| Jan 2021 | 3 ROOM | S$485,000 | 743 sqft | S$653 | 07 TO 09 | 90 yr 4 mo |
| May 2020 | 4 ROOM | S$663,888 | 958 sqft | S$693 | 04 TO 06 | 91 yr 1 mo |
| Oct 2019 | 4 ROOM | S$715,000 | 990 sqft | S$722 | 10 TO 12 | 91 yr 7 mo |
| Oct 2019 | 3 ROOM | S$491,888 | 743 sqft | S$662 | 13 TO 15 | 91 yr 7 mo |
| Sep 2019 | 3 ROOM | S$525,000 | 743 sqft | S$707 | 19 TO 21 | 91 yr 8 mo |
| Jul 2019 | 3 ROOM | S$480,000 | 743 sqft | S$646 | 07 TO 09 | 91 yr 10 mo |
| Jun 2019 | 4 ROOM | S$710,000 | 958 sqft | S$741 | 13 TO 15 | 92 yr 1 mo |
| May 2019 | 4 ROOM | S$708,000 | 958 sqft | S$739 | 13 TO 15 | 92 yrs |
| Apr 2019 | 4 ROOM | S$670,000 | 958 sqft | S$699 | 07 TO 09 | 92 yr 1 mo |
| Jan 2019 | 4 ROOM | S$720,000 | 990 sqft | S$727 | 07 TO 09 | 92 yr 5 mo |
| Oct 2018 | 4 ROOM | S$699,000 | 958 sqft | S$730 | 16 TO 18 | 92 yr 7 mo |
| Jun 2018 | 4 ROOM | S$650,000 | 958 sqft | S$679 | 04 TO 06 | 93 yrs |
| Mar 2018 | 3 ROOM | S$500,000 | 743 sqft | S$673 | 25 TO 27 | 93 yr 3 mo |
Showing the 40 most recent of 51 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 38A Bendemeer Rd
S$907
-2.3%4 sales5.0% 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 38D Bendemeer Rd
S$880
-8.4%3 sales5.1% yield
Blk 43 Bendemeer Rd
S$597
+12.4%3 sales8.1% yield
Blk 64 Kallang Bahru
S$573
+0.3%4 sales8.3% yield
Blk 63 Kallang Bahru
S$547
-3.8%3 sales7.8% yield
Blk 44 Bendemeer Rd
S$576
+7.1%12 sales8.6% 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.