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…

License: L3008899K
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Automated Valuation based on 360 HDB resale transactions (data.gov.sg) · 23 outliers removed (IQR)
Fair Value
S$802,459
S$802 psf
Asking Price
S$1.08M
S$1,079 psf
vs Market
+34.6%
vs Last Done
+54.4%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
360 comps
Nearest MRT
Bendemeer
346m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
360 comparable transactions
S$727
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$802
Recent Comparable Transactions
10 shown · 360 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▼S$699 -12.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▼S$699 -12.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 114 BISHAN ST 12 Floor 07 TO 09 | 1,119sqft | S$890,000 | ▼S$795 -0.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▼S$726 -9.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 111 BISHAN ST 12 Floor 04 TO 06 | 904sqft | S$765,000 | ▲S$846 +5.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 133 BISHAN ST 12 Floor 04 TO 06 | 947sqft | S$788,000 | ▲S$832 +3.7% vs FV | 99yr from 1987 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 10 TO 12 | 1,119sqft | S$778,000 | ▼S$695 -13.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 241 BISHAN ST 22 Floor 10 TO 12 | 1,152sqft | S$890,000 | ▼S$773 -3.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 246 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$840,888 | ▼S$744 -7.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 254 BISHAN ST 22 Floor 07 TO 09 | 1,238sqft | S$900,888 | ▼S$728 -9.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 01 TO 03 | 1,141sqft | S$720,000 | ▼S$631 -21.3% vs FV | 99yr from 1992 |
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
-12.8% vs FV
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
-12.8% vs FV
Blk 114 BISHAN ST 12
Mar 2026 · Floor 07 TO 09
-0.9% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
-9.5% vs FV
Blk 111 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+5.5% vs FV
Blk 133 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-13.3% vs FV
Blk 241 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-3.6% vs FV
Blk 246 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 254 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
-9.2% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 01 TO 03
-21.3% vs FV
HELIOS AI Analysis
The valuation for the HDB 4-room unit in Bishan is estimated at an impressive $802,459, translating to a robust $802 per square foot. This valuation is notably positioned above the market baseline by 34.6%, indicating a strong demand and desirability for properties within this prime location. Bishan, renowned for its strategic connectivity and family-friendly amenities, continues to attract both homeowners and investors, contributing to the elevated market signal for this specific unit.
With a remaining lease of 90 years, this property offers not only substantial time for potential appreciation but also aligns with the preferences of prospective buyers who prioritize longevity in their home investments. The model confidence in this valuation is categorized as high, bolstered by insights derived from 360 recent HDB resale transactions in the vicinity. Such a comprehensive dataset reinforces the credibility of this valuation, signaling that this HDB unit is not merely an asset but an opportunity to invest in one of Singapore's most sought-after residential neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.