38c Bendemeer Road 333038, Bendemeer, Central Region, Singapore
$948,000
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$1.09M
S$1,143 psf
Asking Price
S$948,000
S$990 psf
vs Market
-13.4%
vs Last Done
-19.0%
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 4-room HDB property in Bishan, with a remaining lease of 83 years, reflects a robust market positioning within a highly sought-after district. At an estimated value of $1,094,840, translating to $1,143 per square foot, this property stands out not only for its prime location but also for its favorable lease tenure. Bishan is well-known for its excellent amenities, accessibility, and family-friendly environment, making this valuation particularly attractive to both home buyers and investors alike.
With a market signal indicating a "Good Deal" status, characterized by a 13.4% difference from the baseline, this property is poised to capture significant interest. The analysis is supported by data from 11 recent HDB resale transactions in the vicinity, which provides a credible basis for the valuation. However, the model confidence is categorized as medium, suggesting that while the valuation is indicative of current market trends, potential buyers should remain cognizant of market fluctuations and conduct due diligence to assess their investment strategy. The combination of a substantial remaining lease and a favorable market position underscores the property’s potential for appreciation in value over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.