Blk 44 Bendemeer Rd
BENDEMEER RD · KALLANG/WHAMPOA · Singapore 330044 · D12
Median PSF · 12m
S$568
Median price · 12m
S$385K
Latest sale
S$355K
Oct 2026
1-year change
+2.1%
Sales · 12m
20
346 all time
Gross yield
8.74%
16 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
- +16.4%
- Annualised
- +3.4%
- Transactions
- 69
- 1 year
- +2.1%
- 3 years p.a.
- +3.7%
- 5 years p.a.
- +6.8%
- Median size
- 678 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 44 Bendemeer Rd | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$568 | S$646 | -12.1% |
| Median price | S$385K | S$680K | -43.4% |
| Gross rental yield | 8.74% | 6.68% | +2.1 pts |
| 1-year price change | +2.1% | -4.1% | +6.2 pts |
This development trades about 12% below 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$3,000
Contracts · 12m
16
Implied annual rent
S$36K
Gross yield
8.74%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 15 | S$2,900 |
| 4 ROOM | 1 | S$4,000 |
Investment analysis
Investment score 70 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
70/100
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%98
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%96
Gross yield against every other development in its segment.
- Valuationweight 22%78
How its median price per square foot compares with its own district.
- Supply riskweight 10%63
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%47
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Geylang Bahru MRT at 570 m.
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 MRT570 m
- Boon Keng MRT680 m
- Bendemeer MRT1.0 km
- Potong Pasir MRT1.1 km
Schools within 2 km
- Bendemeer Primary Schoolprimary140 m
- Bendemeer Secondary Schoolsecondary (s1-s5)680 m
- St Andrew'S School (Secondary)secondary (s1-s5)940 m
- Hong Wen Schoolprimary1.0 km
- St Andrew'S School (Junior)primary1.0 km
- St Andrew'S Junior Collegejunior college1.2 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 units2.0 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$355,000 | 678 sqft | S$524 | 10 TO 12 | 53 yr 4 mo |
| Oct 2026 | 3 ROOM | S$355,000 | 678 sqft | S$524 | 10 TO 12 | 53 yr 4 mo |
| Jul 2026 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 10 TO 12 | 53 yr 6 mo |
| Jul 2026 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 10 TO 12 | 53 yr 6 mo |
| Jun 2026 | 3 ROOM | S$356,000 | 678 sqft | S$525 | 01 TO 03 | 53 yr 8 mo |
| Jun 2026 | 3 ROOM | S$356,000 | 678 sqft | S$525 | 01 TO 03 | 53 yr 8 mo |
| May 2026 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 10 TO 12 | 53 yr 9 mo |
| May 2026 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 10 TO 12 | 53 yr 9 mo |
| Apr 2026 | 3 ROOM | S$339,000 | 678 sqft | S$500 | 10 TO 12 | 53 yr 10 mo |
| Apr 2026 | 3 ROOM | S$339,000 | 678 sqft | S$500 | 10 TO 12 | 53 yr 10 mo |
| Mar 2026 | 3 ROOM | S$385,000 | 678 sqft | S$568 | 07 TO 09 | 53 yr 11 mo |
| Mar 2026 | 3 ROOM | S$385,000 | 678 sqft | S$568 | 07 TO 09 | 53 yr 11 mo |
| Jan 2026 | 3 ROOM | S$400,000 | 678 sqft | S$590 | 04 TO 06 | 54 yrs |
| Jan 2026 | 3 ROOM | S$400,000 | 678 sqft | S$590 | 04 TO 06 | 54 yrs |
| Jan 2026 | 3 ROOM | S$398,000 | 678 sqft | S$587 | 04 TO 06 | 54 yr 2 mo |
| Jan 2026 | 3 ROOM | S$398,000 | 678 sqft | S$587 | 04 TO 06 | 54 yr 2 mo |
| Jan 2026 | 3 ROOM | S$385,000 | 678 sqft | S$568 | 10 TO 12 | 54 yr 1 mo |
| Jan 2026 | 3 ROOM | S$385,000 | 678 sqft | S$568 | 10 TO 12 | 54 yr 1 mo |
| Nov 2025 | 3 ROOM | S$472,000 | 807 sqft | S$585 | 04 TO 06 | 54 yr 3 mo |
| Nov 2025 | 3 ROOM | S$472,000 | 807 sqft | S$585 | 04 TO 06 | 54 yr 3 mo |
| Oct 2025 | 3 ROOM | S$448,888 | 807 sqft | S$556 | 01 TO 03 | 54 yr 4 mo |
| Oct 2025 | 3 ROOM | S$448,888 | 807 sqft | S$556 | 01 TO 03 | 54 yr 4 mo |
| Oct 2025 | 3 ROOM | S$428,000 | 678 sqft | S$631 | 10 TO 12 | 54 yr 4 mo |
| Oct 2025 | 3 ROOM | S$428,000 | 678 sqft | S$631 | 10 TO 12 | 54 yr 4 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 10 TO 12 | 54 yr 4 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 10 TO 12 | 54 yr 4 mo |
| Jul 2025 | 3 ROOM | S$440,000 | 807 sqft | S$545 | 04 TO 06 | 54 yr 7 mo |
| Jul 2025 | 3 ROOM | S$440,000 | 807 sqft | S$545 | 04 TO 06 | 54 yr 7 mo |
| Jun 2025 | 3 ROOM | S$335,000 | 678 sqft | S$494 | 01 TO 03 | 54 yr 8 mo |
| Jun 2025 | 3 ROOM | S$335,000 | 678 sqft | S$494 | 01 TO 03 | 54 yr 8 mo |
| Oct 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 01 TO 03 | 55 yr 4 mo |
| Oct 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 01 TO 03 | 55 yr 4 mo |
| Sep 2024 | 3 ROOM | S$416,000 | 678 sqft | S$613 | 07 TO 09 | 55 yr 5 mo |
| Sep 2024 | 3 ROOM | S$416,000 | 678 sqft | S$613 | 07 TO 09 | 55 yr 5 mo |
| Sep 2024 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 01 TO 03 | 55 yr 5 mo |
| Sep 2024 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 01 TO 03 | 55 yr 5 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 01 TO 03 | 55 yr 6 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 04 TO 06 | 55 yr 6 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 01 TO 03 | 55 yr 6 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 678 sqft | S$538 | 04 TO 06 | 55 yr 6 mo |
Showing the 40 most recent of 346 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 45 Bendemeer Rd
S$562
-1.5%8 sales8.7% yield
Blk 38D Bendemeer Rd
S$917
-4.6%8 sales5.0% yield
Blk 46 Bendemeer Rd
S$840
—6 sales4.2% yield
Blk 48 Bendemeer Rd
S$697
—2 sales5.2% yield
Blk 38C Bendemeer Rd
S$924
+4.1%8 sales5.2% yield
Blk 47 Bendemeer Rd
S$551
+1.5%4 sales9.5% yield
Blk 59B Geylang Bahru
S$798
—4 sales4.2% yield
Blk 43 Bendemeer Rd
S$597
+12.4%8 sales7.9% 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.