10b Bendemeer Road 332010, Bendemeer, Central Region, Singapore
$1,080,000




















*Location & Connectivity: Unbeatable City Fringe Convenience* This highly sought-after flat offers an unparalleled location for the modern urbanite. Enjoy the ultimate convenience of being just a 4-minute walk to Boon Keng MRT (Exit C) and a 10-minute walk to Bendemeer MRT (Exit A). Experience seamless travel across the island with the North East Line; it's just 3 MRT stops to Dhoby Ghaut MRT Interchange and the shopping haven of Plaza Singapura. *Family-Friendly Living with Top-Tier Education* An ideal home for growing families, this property is situated within 1km of three reputable primary schools: Hong Wen School, Bendemeer Primary School, and Farrer Park Primary School. Young children are also well catered for with My World Preschool and Stars Learners located just next door on Boon Keng Road. *Everyday Amenities at Your Doorstep* Your daily needs are effortlessly met with a plethora of shopping options. There's a FairPrice shop at 30 Bendemeer Road, a Sheng Siong at 108 McNair Road, and easy access to larger outlets like NTUC at City Square Mall and Cold Storage at Aperia Mall. *Lifestyle & Recreation* Embrace an active and serene lifestyle right at your doorstep. The flat is situated near the scenic Kallang Riverside Park (North), perfect for leisurely strolls, jogs, cycling, or simply unwinding by the water. WhatsApp Travis @ 9.3.8.8.8.7.5.2 for exclusive viewing now!!!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 357 HDB resale transactions (data.gov.sg) · 23 outliers removed (IQR)
Fair Value
S$805,045
S$804 psf
Asking Price
S$1.08M
S$1,079 psf
vs Market
+34.2%
vs Last Done
+43.5%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
357 comps
Nearest MRT
Bendemeer
346m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
357 comparable transactions
S$729
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$804
Recent Comparable Transactions
10 shown · 357 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$850,000 | ▼S$752 -6.5% vs FV | 99yr from 1986 |
May 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$850,000 | ▼S$752 -6.5% vs FV | 99yr from 1986 |
May 2026 | Blk 131 BISHAN ST 12 Floor 07 TO 09 | 904sqft | S$640,000 | ▼S$708 -11.9% vs FV | 99yr from 1986 |
May 2026 | Blk 249 BISHAN ST 22 Floor 04 TO 06 | 1,130sqft | S$790,000 | ▼S$699 -13.1% vs FV | 99yr from 1992 |
May 2026 | Blk 224 BISHAN ST 23 Floor 01 TO 03 | 1,216sqft | S$808,000 | ▼S$664 -17.4% vs FV | 99yr from 1992 |
May 2026 | Blk 272 BISHAN ST 24 Floor 01 TO 03 | 1,119sqft | S$720,000 | ▼S$643 -20.0% vs FV | 99yr from 1992 |
May 2026 | Blk 290 BISHAN ST 24 Floor 16 TO 18 | 1,076sqft | S$960,000 | ▲S$892 +10.9% vs FV | 99yr from 1998 |
May 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,130sqft | S$858,000 | ▼S$759 -5.6% vs FV | 99yr from 1990 |
May 2026 | Blk 407 SIN MING AVE Floor 04 TO 06 | 904sqft | S$708,000 | ▼S$783 -2.6% vs FV | 99yr from 1986 |
Apr 2026 | Blk 141 BISHAN ST 12 Floor 10 TO 12 | 904sqft | S$650,000 | ▼S$719 -10.6% vs FV | 99yr from 1988 |
Apr 2026 | Blk 131 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$825,000 | ▼S$730 -9.2% vs FV | 99yr from 1986 |
Blk 113 BISHAN ST 12
May 2026 · Floor 10 TO 12
-6.5% vs FV
Blk 113 BISHAN ST 12
May 2026 · Floor 10 TO 12
-6.5% vs FV
Blk 131 BISHAN ST 12
May 2026 · Floor 07 TO 09
-11.9% vs FV
Blk 249 BISHAN ST 22
May 2026 · Floor 04 TO 06
-13.1% vs FV
Blk 224 BISHAN ST 23
May 2026 · Floor 01 TO 03
-17.4% vs FV
Blk 272 BISHAN ST 24
May 2026 · Floor 01 TO 03
-20.0% vs FV
Blk 290 BISHAN ST 24
May 2026 · Floor 16 TO 18
+10.9% vs FV
Blk 445 SIN MING AVE
May 2026 · Floor 07 TO 09
-5.6% vs FV
Blk 407 SIN MING AVE
May 2026 · Floor 04 TO 06
-2.6% vs FV
Blk 141 BISHAN ST 12
Apr 2026 · Floor 10 TO 12
-10.6% vs FV
Blk 131 BISHAN ST 12
Apr 2026 · Floor 10 TO 12
-9.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room property in Bishan, with a remaining lease of 90 years, stands at an estimated value of $805,045, translating to a remarkable $804 per square foot. This valuation positions the property significantly above the market average, exhibiting a notable 34.2% premium over the baseline. Such a steep divergence from the baseline is indicative of the highly competitive nature of the Bishan precinct, which is renowned for its strategic location, robust infrastructure, and community amenities. The model confidence in this valuation is rated as high, drawing insights from an extensive analysis of 357 recent HDB resale transactions within the vicinity.
The dynamics of the Bishan real estate market underscore a sustained demand for HDB properties, particularly those with longer remaining leases, which tend to attract buyers willing to invest at elevated price points. The integration of quality living conditions, accessibility to public transport, and proximity to educational institutions further amplifies the desirability of this segment. Consequently, potential investors and homeowners should consider this valuation as a robust indicator of market strength and future appreciation potential, particularly as urban development in the area continues to evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.