38c Bendemeer Road 333038, Bendemeer, Central Region, Singapore
$942,000
Key Highlights: - Efficient and squarish layout featuring 3 bedrooms, 2 bathrooms, 1 storeroom, and 1 service yard - Main door facing South, living room windows facing North — excellent cross ventilation - High-floor unit — quiet, bright, and breezy environment - Conveniently located 7–9 minutes’ walk to Boon Keng MRT (0.61km) and Geylang Bahru MRT (0.54km) **Amenities & Convenience: - Just minutes’ walk to Geylang Bahru Market & Food Centre and Bendemeer Ville Market, with supermarkets, eateries, and daily conveniences nearby - Easy access to nearby shops and malls - Schools Within 1KM: 1. Hong Wen School 2. Bendemeer Primary School 3. St. Andrew’s Junior School Preschools Nearby: 1. PCF Sparkletots (next block 39) 2. Little Footprints Preschool @ 998 Bendemeer Road (0.19km) 3. My First Skool @ 66 Kallang Bahru Road (0.33km) Secondary Schools: 1. Bendemeer Secondary School 2. St. Andrew’s Secondary School Lifestyle: - Enjoy nearby park connectors and riverside walks for leisure and recreation Additional Info: Serious seller — no extension required Remaining lease: approx. 85 years 2 months (as of March 2026)
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 11 HDB resale transactions (data.gov.sg)
Fair Value
S$1.09M
S$1,143 psf
Asking Price
S$942,000
S$983 psf
vs Market
-14.0%
vs Last Done
-19.6%
Tenure
83 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Geylang Bahru
536m 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 HDB 4-room property in Bishan, with a remaining lease of 83 years, stands at an estimated value of $1,094,840 or $1,143 PSF. This pricing reflects a strategic opportunity in the current market, as it is evaluated to be a Good Deal with a notable 14% difference from the baseline. Such a discrepancy indicates favorable market conditions and buyer sentiment, particularly within the Bishan district, which is renowned for its desirable residential environment and robust connectivity.
Analysis of recent market transactions, based on a dataset of 11 HDB resale transactions in the vicinity, provides a medium level of confidence in this valuation model. The Bishan area continues to demonstrate resilience and attractiveness, underpinned by its strategic location and comprehensive amenities. As the property maintains an impressive remaining lease, it appeals to a wide array of potential buyers, ranging from young families to investors looking for stable long-term investments in the HDB sector. The combination of these factors positions this property as a compelling option in today’s competitive market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.