Blk 38C Bendemeer Rd
BENDEMEER RD · KALLANG/WHAMPOA · Singapore 333038 · D12
Median PSF · 12m
S$924
Median price · 12m
S$787K
Latest sale
S$665K
Oct 2026
1-year change
+4.1%
Sales · 12m
8
78 all time
Gross yield
5.23%
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
- +36.8%
- Annualised
- +8.2%
- Transactions
- 51
- 1 year
- +4.1%
- 3 years p.a.
- +5.8%
- 5 years p.a.
- +5.2%
- 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 38C Bendemeer Rd | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$924 | S$646 | +43.1% |
| Median price | S$787K | S$680K | +15.8% |
| Gross rental yield | 5.23% | 6.68% | -1.5 pts |
| 1-year price change | +4.1% | -4.1% | +8.2 pts |
This development trades about 43% 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$3,250
Contracts · 12m
6
Implied annual rent
S$39K
Gross yield
5.23%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,900 |
| 4 ROOM | 3 | S$3,800 |
Investment analysis
Investment score 41 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
41/100
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%77
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%63
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 540 m.
- Rental yieldweight 20%18
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 MRT540 m
- Boon Keng MRT640 m
- Bendemeer MRT920 m
- Kallang MRT1.2 km
Schools within 2 km
- Bendemeer Primary Schoolprimary170 m
- Bendemeer Secondary Schoolsecondary (s1-s5)750 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$665,000 | 743 sqft | S$895 | 04 TO 06 | 84 yr 8 mo |
| Oct 2026 | 3 ROOM | S$665,000 | 743 sqft | S$895 | 04 TO 06 | 84 yr 8 mo |
| Aug 2026 | 4 ROOM | S$869,888 | 958 sqft | S$908 | 07 TO 09 | 84 yr 10 mo |
| Aug 2026 | 4 ROOM | S$869,888 | 958 sqft | S$908 | 07 TO 09 | 84 yr 10 mo |
| Jul 2026 | 4 ROOM | S$900,000 | 958 sqft | S$939 | 19 TO 21 | 84 yr 10 mo |
| Jul 2026 | 4 ROOM | S$900,000 | 958 sqft | S$939 | 19 TO 21 | 84 yr 10 mo |
| Dec 2025 | 3 ROOM | S$705,000 | 743 sqft | S$949 | 13 TO 15 | 85 yr 6 mo |
| Dec 2025 | 3 ROOM | S$705,000 | 743 sqft | S$949 | 13 TO 15 | 85 yr 6 mo |
| Oct 2025 | 3 ROOM | S$735,000 | 743 sqft | S$990 | 19 TO 21 | 85 yr 7 mo |
| Oct 2025 | 3 ROOM | S$735,000 | 743 sqft | S$990 | 19 TO 21 | 85 yr 7 mo |
| Mar 2025 | 4 ROOM | S$825,000 | 958 sqft | S$861 | 04 TO 06 | 86 yr 3 mo |
| Mar 2025 | 4 ROOM | S$825,000 | 958 sqft | S$861 | 04 TO 06 | 86 yr 3 mo |
| Feb 2025 | 4 ROOM | S$850,000 | 958 sqft | S$887 | 01 TO 03 | 86 yr 5 mo |
| Feb 2025 | 4 ROOM | S$850,000 | 958 sqft | S$887 | 01 TO 03 | 86 yr 5 mo |
| Oct 2024 | 3 ROOM | S$688,000 | 743 sqft | S$926 | 13 TO 15 | 86 yr 8 mo |
| Oct 2024 | 3 ROOM | S$688,000 | 743 sqft | S$926 | 13 TO 15 | 86 yr 8 mo |
| Sep 2024 | 3 ROOM | S$708,000 | 743 sqft | S$953 | 22 TO 24 | 86 yr 9 mo |
| Sep 2024 | 3 ROOM | S$708,000 | 743 sqft | S$953 | 22 TO 24 | 86 yr 9 mo |
| Aug 2024 | 4 ROOM | S$940,000 | 958 sqft | S$981 | 16 TO 18 | 86 yr 10 mo |
| Aug 2024 | 4 ROOM | S$940,000 | 958 sqft | S$981 | 16 TO 18 | 86 yr 10 mo |
| Apr 2024 | 3 ROOM | S$640,000 | 743 sqft | S$862 | 16 TO 18 | 87 yr 2 mo |
| Apr 2024 | 3 ROOM | S$640,000 | 743 sqft | S$862 | 16 TO 18 | 87 yr 2 mo |
| Mar 2024 | 4 ROOM | S$860,088 | 958 sqft | S$898 | 07 TO 09 | 87 yr 3 mo |
| Mar 2024 | 4 ROOM | S$860,088 | 958 sqft | S$898 | 07 TO 09 | 87 yr 3 mo |
| Nov 2023 | 4 ROOM | S$888,000 | 958 sqft | S$927 | 16 TO 18 | 87 yr 7 mo |
| Nov 2023 | 4 ROOM | S$888,000 | 958 sqft | S$927 | 16 TO 18 | 87 yr 7 mo |
| Nov 2023 | 3 ROOM | S$618,000 | 743 sqft | S$832 | 19 TO 21 | 87 yr 7 mo |
| Nov 2023 | 3 ROOM | S$618,000 | 743 sqft | S$832 | 19 TO 21 | 87 yr 7 mo |
| Apr 2023 | 3 ROOM | S$580,000 | 743 sqft | S$781 | 10 TO 12 | 88 yr 1 mo |
| Apr 2023 | 3 ROOM | S$580,000 | 743 sqft | S$781 | 10 TO 12 | 88 yr 1 mo |
| Mar 2023 | 4 ROOM | S$700,000 | 958 sqft | S$731 | 01 TO 03 | 88 yr 3 mo |
| Mar 2023 | 4 ROOM | S$700,000 | 958 sqft | S$731 | 01 TO 03 | 88 yr 3 mo |
| Jan 2023 | 4 ROOM | S$755,000 | 958 sqft | S$788 | 10 TO 12 | 88 yr 5 mo |
| Jan 2023 | 4 ROOM | S$755,000 | 958 sqft | S$788 | 10 TO 12 | 88 yr 5 mo |
| Jan 2023 | 3 ROOM | S$535,000 | 743 sqft | S$720 | 13 TO 15 | 88 yr 6 mo |
| Jan 2023 | 3 ROOM | S$535,000 | 743 sqft | S$720 | 13 TO 15 | 88 yr 6 mo |
| Nov 2022 | 4 ROOM | S$840,000 | 990 sqft | S$848 | 16 TO 18 | 88 yr 6 mo |
| Nov 2022 | 4 ROOM | S$840,000 | 990 sqft | S$848 | 16 TO 18 | 88 yr 6 mo |
| Aug 2022 | 3 ROOM | S$595,000 | 743 sqft | S$801 | 22 TO 24 | 88 yr 11 mo |
| Aug 2022 | 3 ROOM | S$595,000 | 743 sqft | S$801 | 22 TO 24 | 88 yr 11 mo |
Showing the 40 most recent of 78 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 38D Bendemeer Rd
S$917
-4.6%8 sales5.0% yield
Blk 38B Bendemeer Rd
S$946
-2.2%4 sales5.5% yield
Blk 43 Bendemeer Rd
S$597
+12.4%8 sales7.9% yield
Blk 39A Bendemeer Rd
S$1,032
+8.4%2 sales4.7% yield
Blk 38A Bendemeer Rd
S$899
-4.8%12 sales5.0% yield
Blk 44 Bendemeer Rd
S$568
+2.1%20 sales8.7% yield
Blk 45 Bendemeer Rd
S$562
-1.5%8 sales8.7% yield
Blk 63 Kallang Bahru
S$545
-4.6%12 sales8.0% 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.