38a Bendemeer Road 331038, Bendemeer, Central Region, Singapore
$898,888
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…


License: L3008022J
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg)
Fair Value
S$1.13M
S$1,143 psf
Asking Price
S$898,888
S$908 psf
vs Market
-20.6%
vs Last Done
-25.7%
Tenure
83 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Geylang Bahru
539m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$1,067
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,143
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 273A BISHAN ST 24 Floor 31 TO 33 | 1,023sqft | S$1,250,000 | ▲S$1,222 +6.9% vs FV | 99yr from 2011 |
Feb 2026 | Blk 273A BISHAN ST 24 Floor 31 TO 33 | 1,023sqft | S$1,250,000 | ▲S$1,222 +6.9% vs FV | 99yr from 2011 |
Jan 2026 | Blk 273A BISHAN ST 24 Floor 34 TO 36 | 1,023sqft | S$1,212,888 | ▲S$1,186 +3.8% vs FV | 99yr from 2011 |
Dec 2025 | Blk 275A BISHAN ST 24 Floor 13 TO 15 | 1,023sqft | S$1,010,000 | ▼S$988 -13.6% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273B BISHAN ST 24 Floor 04 TO 06 | 1,023sqft | S$1,090,000 | ▼S$1,066 -6.7% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273A BISHAN ST 24 Floor 37 TO 39 | 1,023sqft | S$1,250,000 | ▲S$1,222 +6.9% vs FV | 99yr from 2011 |
Oct 2025 | Blk 275A BISHAN ST 24 Floor 16 TO 18 | 1,023sqft | S$1,120,000 | ▼S$1,095 -4.2% vs FV | 99yr from 2011 |
Sep 2025 | Blk 273B BISHAN ST 24 Floor 34 TO 36 | 1,023sqft | S$1,050,000 | ▼S$1,027 -10.1% vs FV | 99yr from 2011 |
Jun 2025 | Blk 273B BISHAN ST 24 Floor 07 TO 09 | 1,023sqft | S$1,080,000 | ▼S$1,056 -7.6% vs FV | 99yr from 2011 |
Dec 2024 | Blk 275A BISHAN ST 24 Floor 01 TO 03 | 1,023sqft | S$950,000 | ▼S$929 -18.7% vs FV | 99yr from 2011 |
Oct 2024 | Blk 275A BISHAN ST 24 Floor 01 TO 03 | 1,023sqft | S$940,000 | ▼S$919 -19.6% vs FV | 99yr from 2011 |
Blk 273A BISHAN ST 24
Feb 2026 · Floor 31 TO 33
+6.9% vs FV
Blk 273A BISHAN ST 24
Feb 2026 · Floor 31 TO 33
+6.9% vs FV
Blk 273A BISHAN ST 24
Jan 2026 · Floor 34 TO 36
+3.8% vs FV
Blk 275A BISHAN ST 24
Dec 2025 · Floor 13 TO 15
-13.6% vs FV
Blk 273B BISHAN ST 24
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 273A BISHAN ST 24
Nov 2025 · Floor 37 TO 39
+6.9% vs FV
Blk 275A BISHAN ST 24
Oct 2025 · Floor 16 TO 18
-4.2% vs FV
Blk 273B BISHAN ST 24
Sep 2025 · Floor 34 TO 36
-10.1% vs FV
Blk 273B BISHAN ST 24
Jun 2025 · Floor 07 TO 09
-7.6% vs FV
Blk 275A BISHAN ST 24
Dec 2024 · Floor 01 TO 03
-18.7% vs FV
Blk 275A BISHAN ST 24
Oct 2024 · Floor 01 TO 03
-19.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bishan, with a remaining lease of 83 years, stands at an estimated value of $1,131,411, translating to $1,143 PSF. This price indicates a favorable market signal, categorized as a Good Deal due to a notable 20.6% difference from the baseline. Such a variance underscores the competitive nature of the Bishan market, which remains attractive to buyers seeking both quality living and investment potential.
Analysis based on 11 recent HDB resale transactions in the vicinity reveals a medium confidence level in the valuation model, suggesting that while the data is reliable, market fluctuations can still impact future valuations. The remaining lease of 83 years is particularly significant, as properties with longer leases tend to attract more buyers, providing an opportunity for capital appreciation in a region known for its excellent connectivity and amenities. As the demand for HDB units in Bishan continues to grow, this property represents a strategic entry point for discerning investors looking to capitalize on Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.