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 unit in Bishan, with a remaining lease of 83 years, presents a compelling opportunity for prospective buyers. At an estimated value of $1,094,840, translating to $1,143 per square foot, this property is positioned favorably within the current market landscape. The analysis indicates a significant 14% deviation from the baseline value, categorizing this listing as a "Good Deal." Such a distinction not only reflects the competitive pricing but also suggests a strong potential for appreciation in a sought-after district.
Market dynamics in the Bishan area, supported by a robust model confidence level of medium based on 11 recent HDB resale transactions, indicate a healthy demand for HDB properties within this locale. The remaining lease of 83 years allows for a substantial period of occupancy, which is particularly attractive to families and investors alike. Given the historical stability of property values in Bishan and its proximity to essential amenities and transport links, this HDB unit stands out as a promising asset in Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.