Blk 38A Bendemeer Rd
Completed 2010 · 26 storeys · 170 flats · 85 years remaining · 37 resale transactions on record
26 storeys · completed 2010
What the record shows
A 4-room here sold for $762,000 in Jun 2026. The same flat type in this block averaged $719,333 in 2021 - a gain of $42,667 - about $23 a day while the owner slept.
In this block, 4-room flats from floor 18 up have sold for a median of $880,944 - $103,944 more than floors 8 and below, same flat type, same block.
This block crosses 60 years remaining in 2051 - the line where CPF usage rules begin tightening 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,800/mo | $3,000–$4,200 | $3,800/mo | - | 6 |
| 5-ROOM | $4,200/mo | $4,200–$4,200 | $4,088/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Kallang/Whampoa · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 20 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 01 to 03 | 89 | $762,000 | $795 | 85y |
| Apr 2026 | 4 ROOM | 25 to 27 | 89 | $923,888 | $964 | 85y 01m |
| Sept 2025 | 4 ROOM | 04 to 06 | 92 | $920,000 | $929 | 85y 08m |
| May 2025 | 4 ROOM | 13 to 15 | 92 | $950,000 | $959 | 86y 01m |
| Dec 2024 | 4 ROOM | 01 to 03 | 92 | $735,000 | $742 | 86y 06m |
| Mar 2024 | 4 ROOM | 13 to 15 | 89 | $902,888 | $942 | 87y 03m |
| Feb 2024 | 5 ROOM | 04 to 06 | 115 | $1,000,000 | $808 | 87y 03m |
| Feb 2024 | 4 ROOM | 07 to 09 | 89 | $848,000 | $885 | 87y 04m |
| Oct 2023 | 5 ROOM | 16 to 18 | 113 | $1,150,000 | $945 | 87y 07m |
| Sept 2023 | 5 ROOM | 25 to 27 | 115 | $1,250,888 | $1,011 | 87y 09m |
| Jul 2023 | 4 ROOM | 01 to 03 | 92 | $808,000 | $816 | 87y 11m |
| May 2023 | 4 ROOM | 16 to 18 | 89 | $825,000 | $861 | 88y |
| May 2023 | 4 ROOM | 16 to 18 | 89 | $840,000 | $877 | 88y |
| Feb 2023 | 4 ROOM | 07 to 09 | 92 | $777,000 | $785 | 88y 03m |
| Nov 2022 | 5 ROOM | 22 to 24 | 113 | $950,000 | $781 | 88y 08m |
| Sept 2022 | 5 ROOM | 07 to 09 | 113 | $1,000,000 | $822 | 88y 09m |
| Aug 2022 | 4 ROOM | 13 to 15 | 89 | $770,000 | $804 | 88y 10m |
| Jul 2022 | 4 ROOM | 22 to 24 | 89 | $838,000 | $875 | 88y 11m |
| Dec 2021 | 4 ROOM | 04 to 06 | 89 | $713,000 | $744 | 89y 06m |
| Sept 2021 | 5 ROOM | 04 to 06 | 115 | $858,888 | $694 | 89y 09m |
| Jun 2021 | 4 ROOM | 07 to 09 | 89 | $730,000 | $762 | 90y |
| Jun 2021 | 4 ROOM | 13 to 15 | 89 | $715,000 | $746 | 90y |
| Nov 2019 | 4 ROOM | 13 to 15 | 92 | $725,500 | $733 | 91y 06m |
| Oct 2019 | 4 ROOM | 16 to 18 | 92 | $621,000 | $627 | 91y 07m |
| Sept 2019 | 4 ROOM | 16 to 18 | 89 | $738,000 | $770 | 91y 08m |
| Jun 2019 | 4 ROOM | 07 to 09 | 92 | $678,000 | $685 | 91y 11m |
| Dec 2018 | 4 ROOM | 16 to 18 | 92 | $735,000 | $742 | 92y 05m |
| Aug 2018 | 4 ROOM | 10 to 12 | 89 | $582,000 | $608 | 92y 09m |
| Jun 2018 | 4 ROOM | 13 to 15 | 89 | $688,000 | $718 | 93y |
| Dec 2017 | 4 ROOM | 07 to 09 | 92 | $660,000 | $666 | 93y 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.
4-room median $24k above this block · 8 vs 5 sales
built 2010 · same generation
4-room median $70k below this block · 3 vs 5 sales
built 1968 · 31 fewer lease years than this block
built 1973 · 38 fewer lease years than this block
built 1973 · 31 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 1.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.