23 Bendemeer Road 330023, Bendemeer, Central Region, Singapore
$450,000
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 4 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$252,699
S$345 psf
Asking Price
S$450,000
S$615 psf
vs Market
+78.1%
vs Last Done
+10.4%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
4 comps
Nearest MRT
Boon Keng
243m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$535
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$345
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 23 SIN MING RD Floor 10 TO 12 | 700sqft | S$390,000 | ▲S$557 +61.4% vs FV | 99yr from 1973 |
Jan 2026 | Blk 23 SIN MING RD Floor 10 TO 12 | 700sqft | S$390,000 | ▲S$557 +61.4% vs FV | 99yr from 1973 |
Dec 2025 | Blk 23 SIN MING RD Floor 04 TO 06 | 700sqft | S$368,000 | ▲S$526 +52.5% vs FV | 99yr from 1973 |
Jul 2024 | Blk 23 SIN MING RD Floor 07 TO 09 | 700sqft | S$372,000 | ▲S$532 +54.2% vs FV | 99yr from 1973 |
Mar 2024 | Blk 23 SIN MING RD Floor 01 TO 03 | 700sqft | S$367,888 | ▲S$526 +52.5% vs FV | 99yr from 1973 |
Blk 23 SIN MING RD
Jan 2026 · Floor 10 TO 12
+61.4% vs FV
Blk 23 SIN MING RD
Jan 2026 · Floor 10 TO 12
+61.4% vs FV
Blk 23 SIN MING RD
Dec 2025 · Floor 04 TO 06
+52.5% vs FV
Blk 23 SIN MING RD
Jul 2024 · Floor 07 TO 09
+54.2% vs FV
Blk 23 SIN MING RD
Mar 2024 · Floor 01 TO 03
+52.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in the esteemed Bishan estate reflects a premium position within the current Singaporean property market. With an estimated value of $252,699—equating to $345 PSF—this property is noted to be priced significantly above the market baseline by 78.1%. Such a substantial deviation indicates strong demand drivers in the locality, underscoring Bishan's reputation as a highly sought-after residential district. The remaining lease of 43 years is a critical factor in this valuation, as it suggests potential considerations for future buyers regarding leasehold tenure and its impact on long-term investment viability.
Despite the apparent desirability indicated by the pricing, the model confidence is classified as low, which indicates that the valuation may be influenced by a limited pool of comparable sales data. The analysis is based on four recent HDB resale transactions within the vicinity, which may not adequately capture the full spectrum of market dynamics. As such, while this valuation signals a robust interest in the property, potential investors should remain cautious and consider the implications of lease duration and market fluctuations in their purchasing decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.