Blk 38B Bendemeer Rd
Completed 2010 · 26 storeys · 170 flats · 84 years 11 months remaining · 41 resale transactions on record
26 storeys · completed 2010
What the record shows
A 3-room here sold for $705,888 in Jul 2026. The same flat type in this block averaged $491,667 in 2021 - a gain of $214,221 - about $117 a day while the owner slept.
In this block, 3-room flats from floor 18 up have sold for a median of $590,000 - $0 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 |
|---|---|---|---|---|---|
| 3-ROOM | $3,300/mo | $3,300–$3,300 | $3,000/mo | - | 1 |
| 4-ROOM | $3,800/mo | $3,500–$4,100 | $3,800/mo | - | 5 |
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 · 22 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 07 to 09 | 69 | $705,888 | $950 | 84y 11m |
| May 2025 | 3 ROOM | 13 to 15 | 69 | $734,000 | $988 | 86y 01m |
| Apr 2025 | 4 ROOM | 16 to 18 | 92 | $938,000 | $947 | 86y 02m |
| Jan 2025 | 3 ROOM | 25 to 27 | 69 | $765,000 | $1,030 | 86y 05m |
| Dec 2024 | 3 ROOM | 16 to 18 | 69 | $575,000 | $774 | 86y 07m |
| Jul 2024 | 4 ROOM | 07 to 09 | 92 | $938,000 | $947 | 86y 11m |
| Jan 2024 | 4 ROOM | 19 to 21 | 89 | $880,000 | $919 | 87y 05m |
| Nov 2023 | 3 ROOM | 01 to 03 | 69 | $500,000 | $673 | 87y 07m |
| Oct 2023 | 3 ROOM | 04 to 06 | 69 | $590,000 | $794 | 87y 08m |
| Oct 2023 | 4 ROOM | 22 to 24 | 89 | $878,000 | $917 | 87y 08m |
| Jun 2023 | 4 ROOM | 22 to 24 | 92 | $900,888 | $910 | 88y 02m |
| May 2023 | 3 ROOM | 16 to 18 | 69 | $590,888 | $796 | 88y 01m |
| Apr 2023 | 3 ROOM | 13 to 15 | 69 | $580,000 | $781 | 88y 01m |
| Jan 2023 | 3 ROOM | 19 to 21 | 69 | $590,000 | $794 | 88y 05m |
| Aug 2022 | 4 ROOM | 13 to 15 | 89 | $758,888 | $792 | 88y 09m |
| Jul 2022 | 4 ROOM | 07 to 09 | 89 | $738,888 | $771 | 88y 11m |
| Jul 2022 | 4 ROOM | 19 to 21 | 89 | $775,000 | $809 | 88y 11m |
| Jul 2022 | 3 ROOM | 10 to 12 | 69 | $547,000 | $736 | 88y 11m |
| Jun 2022 | 4 ROOM | 04 to 06 | 89 | $695,000 | $725 | 89y |
| Feb 2022 | 3 ROOM | 19 to 21 | 69 | $560,000 | $754 | 89y 04m |
| Nov 2021 | 4 ROOM | 13 to 15 | 89 | $740,888 | $773 | 89y 06m |
| Nov 2021 | 4 ROOM | 01 to 03 | 89 | $656,888 | $686 | 89y 07m |
| Jun 2021 | 4 ROOM | 25 to 27 | 89 | $770,000 | $804 | 90y |
| Apr 2021 | 3 ROOM | 10 to 12 | 69 | $430,000 | $579 | 90y 02m |
| Mar 2021 | 4 ROOM | 10 to 12 | 89 | $705,000 | $736 | 90y 02m |
| Jan 2021 | 4 ROOM | 16 to 18 | 89 | $758,888 | $792 | 90y 05m |
| Jan 2021 | 3 ROOM | 07 to 09 | 69 | $485,000 | $653 | 90y 04m |
| May 2020 | 4 ROOM | 04 to 06 | 89 | $663,888 | $693 | 91y 01m |
| Oct 2019 | 3 ROOM | 13 to 15 | 69 | $491,888 | $662 | 91y 07m |
| Oct 2019 | 4 ROOM | 10 to 12 | 92 | $715,000 | $722 | 91y 07m |
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.
built 2010 · same generation
3-room median $13k below this block · 4 vs 4 sales
built 2010 · same generation
built 2010 · same generation
3-room median $302k below this block · 7 vs 4 sales
3-room median $320k below this block · 15 vs 4 sales
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.