Blk 28 Bendemeer Rd
Completed 1971 · 24 storeys · 91 flats · 46 years remaining · 16 resale transactions on record
24 storeys · completed 1971
What the record shows
A 3-room here sold for $480,000 in Feb 2025. The same flat type in this block averaged $368,667 in 2020 - a gain of $111,333 - about $51 a day while the owner slept.
This block crossed 60 years remaining in 2011 - the line where CPF usage rules tighten for buyers. In Kallang/Whampoa over the last two years, flats below that line sold at a median 37% below their younger neighbours' PSF (849 sales).
Across Kallang/Whampoa, roughly 411 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Kallang/Whampoa median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,900/mo | $2,600–$3,300 | $3,000/mo | - | 8 |
| 4-ROOM | $3,600/mo | $3,600–$3,600 | $3,800/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Kallang/Whampoa · gaps = years with no sales here
Every recent sale HDB official record, latest 16
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2025 | 3 ROOM | 10 to 12 | 71 | $480,000 | $628 | 46y |
| Feb 2024 | 4 ROOM | 22 to 24 | 83 | $600,000 | $672 | 47y |
| Jan 2024 | 4 ROOM | 16 to 18 | 83 | $605,000 | $677 | 47y 01m |
| Dec 2022 | 3 ROOM | 07 to 09 | 71 | $426,000 | $557 | 48y 02m |
| Jun 2021 | 3 ROOM | 10 to 12 | 71 | $388,000 | $508 | 49y 08m |
| Jan 2021 | 3 ROOM | 22 to 24 | 71 | $400,000 | $523 | 50y |
| Oct 2020 | 3 ROOM | 07 to 09 | 71 | $318,000 | $416 | 50y 03m |
| Sept 2020 | 4 ROOM | 22 to 24 | 83 | $451,000 | $505 | 50y 04m |
| Oct 2018 | 3 ROOM | 22 to 24 | 71 | $380,000 | $497 | 52y 03m |
| Aug 2018 | 3 ROOM | 13 to 15 | 71 | $368,000 | $482 | 52y 05m |
| Jul 2018 | 3 ROOM | 22 to 24 | 71 | $410,000 | $536 | 52y 06m |
| Jun 2018 | 3 ROOM | 10 to 12 | 71 | $368,000 | $482 | 52y 08m |
| May 2018 | 4 ROOM | 22 to 24 | 83 | $470,000 | $526 | 52y 08m |
| Feb 2018 | 3 ROOM | 16 to 18 | 71 | $380,000 | $497 | 52y 11m |
| Dec 2017 | 3 ROOM | 04 to 06 | 71 | $335,000 | $438 | 53y 01m |
| Aug 2017 | 4 ROOM | 04 to 06 | 83 | $450,000 | $504 | 53y 05m |
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
Condos nearby
The private premium, measured: the nearest condo trades at 2.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.