38a Bendemeer Road 331038, Bendemeer, Central Region, Singapore
$1,000 /month
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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Estimated sale value based on 360 HDB resale transactions (data.gov.sg) · 23 outliers removed (IQR)
Fair Value
S$93,450
S$779 psf
Asking Price
S$1,000
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.7%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
360 comps
Nearest MRT
Geylang Bahru
539m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$779
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 -10.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▼S$699 -10.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 114 BISHAN ST 12 Floor 07 TO 09 | 1,119sqft | S$890,000 | ▲S$795 +2.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▼S$726 -6.8% vs FV | 99yr from 1986 |
Mar 2026 | Blk 111 BISHAN ST 12 Floor 04 TO 06 | 904sqft | S$765,000 | ▲S$846 +8.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 133 BISHAN ST 12 Floor 04 TO 06 | 947sqft | S$788,000 | ▲S$832 +6.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 10 TO 12 | 1,119sqft | S$778,000 | ▼S$695 -10.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 241 BISHAN ST 22 Floor 10 TO 12 | 1,152sqft | S$890,000 | ▼S$773 -0.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 246 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$840,888 | ▼S$744 -4.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 254 BISHAN ST 22 Floor 07 TO 09 | 1,238sqft | S$900,888 | ▼S$728 -6.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 01 TO 03 | 1,141sqft | S$720,000 | ▼S$631 -19.0% vs FV | 99yr from 1992 |
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
-10.3% vs FV
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
-10.3% vs FV
Blk 114 BISHAN ST 12
Mar 2026 · Floor 07 TO 09
+2.1% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
-6.8% vs FV
Blk 111 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+8.6% vs FV
Blk 133 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-10.8% vs FV
Blk 241 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 246 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
-4.5% vs FV
Blk 254 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
-6.5% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 01 TO 03
-19.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bishan, with a remaining lease of 85 years, stands at an estimated value of $93,450, translating to a price per square foot (PSF) of $779. This valuation is particularly noteworthy as it reflects a market price that is precisely aligned with the baseline, indicating a stable and well-balanced market environment. The lack of deviation from the baseline suggests that the property is currently priced optimally, taking into account the prevailing demand and supply dynamics in the region.
Our analysis is bolstered by a robust dataset comprising 360 recent HDB resale transactions in the vicinity, which enhances the model's confidence in this valuation to a high degree. Bishan, known for its strategic location and accessibility, continues to attract buyers, thereby sustaining property values in the area. The remaining lease of 85 years also positions the property favorably in the eyes of potential buyers, who often view longer leases as a symbol of stability and investment security. As such, this HDB unit not only represents a sound investment opportunity but also reflects the underlying resilience of the local real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.