Blk 38C Bendemeer Rd
Completed 2010 · 25 storeys · 166 flats · 85 years 06 months remaining · 44 resale transactions on record
25 storeys · completed 2010
What the record shows
In this block, 4-room flats from floor 17 up have sold for a median of $788,000 - $64,112 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 | $2,850/mo | $2,800–$2,900 | $3,000/mo | - | 2 |
| 4-ROOM | $3,650/mo | $3,500–$3,800 | $3,800/mo | - | 2 |
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 · 23 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 |
|---|---|---|---|---|---|---|
| Dec 2025 | 3 ROOM | 13 to 15 | 69 | $705,000 | $949 | 85y 06m |
| Oct 2025 | 3 ROOM | 19 to 21 | 69 | $735,000 | $990 | 85y 07m |
| Mar 2025 | 4 ROOM | 04 to 06 | 89 | $825,000 | $861 | 86y 03m |
| Feb 2025 | 4 ROOM | 01 to 03 | 89 | $850,000 | $887 | 86y 05m |
| Oct 2024 | 3 ROOM | 13 to 15 | 69 | $688,000 | $926 | 86y 08m |
| Sept 2024 | 3 ROOM | 22 to 24 | 69 | $708,000 | $953 | 86y 09m |
| Aug 2024 | 4 ROOM | 16 to 18 | 89 | $940,000 | $981 | 86y 10m |
| Apr 2024 | 3 ROOM | 16 to 18 | 69 | $640,000 | $862 | 87y 02m |
| Mar 2024 | 4 ROOM | 07 to 09 | 89 | $860,088 | $898 | 87y 03m |
| Nov 2023 | 4 ROOM | 16 to 18 | 89 | $888,000 | $927 | 87y 07m |
| Nov 2023 | 3 ROOM | 19 to 21 | 69 | $618,000 | $832 | 87y 07m |
| Apr 2023 | 3 ROOM | 10 to 12 | 69 | $580,000 | $781 | 88y 01m |
| Mar 2023 | 4 ROOM | 01 to 03 | 89 | $700,000 | $731 | 88y 03m |
| Jan 2023 | 3 ROOM | 13 to 15 | 69 | $535,000 | $720 | 88y 06m |
| Jan 2023 | 4 ROOM | 10 to 12 | 89 | $755,000 | $788 | 88y 05m |
| Nov 2022 | 4 ROOM | 16 to 18 | 92 | $840,000 | $848 | 88y 06m |
| Aug 2022 | 3 ROOM | 10 to 12 | 69 | $540,000 | $727 | 88y 10m |
| Aug 2022 | 3 ROOM | 22 to 24 | 69 | $595,000 | $801 | 88y 11m |
| Apr 2022 | 4 ROOM | 04 to 06 | 89 | $700,000 | $731 | 89y 02m |
| Mar 2022 | 4 ROOM | 01 to 03 | 92 | $700,000 | $707 | 89y 02m |
| Mar 2022 | 4 ROOM | 04 to 06 | 92 | $723,888 | $731 | 89y 02m |
| Mar 2022 | 4 ROOM | 19 to 21 | 89 | $788,000 | $823 | 89y 02m |
| Nov 2021 | 3 ROOM | 04 to 06 | 69 | $486,000 | $654 | 89y 07m |
| Jun 2021 | 4 ROOM | 13 to 15 | 89 | $710,000 | $741 | 90y |
| Dec 2020 | 4 ROOM | 04 to 06 | 92 | $678,000 | $685 | 90y 06m |
| Nov 2020 | 4 ROOM | 10 to 12 | 92 | $710,000 | $717 | 90y 07m |
| Aug 2020 | 3 ROOM | 16 to 18 | 69 | $500,000 | $673 | 90y 10m |
| Jun 2020 | 3 ROOM | 07 to 09 | 69 | $468,000 | $630 | 91y |
| Jan 2020 | 3 ROOM | 16 to 18 | 69 | $500,000 | $673 | 91y 04m |
| Nov 2019 | 4 ROOM | 04 to 06 | 89 | $558,000 | $582 | 91y 06m |
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
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 $60k above this block · 5 vs 3 sales
3-room median $13k above this block · 4 vs 4 sales
3-room median $289k below this block · 7 vs 4 sales
3-room median $322k below this block · 20 vs 4 sales
4-room median $70k above this block · 5 vs 3 sales
4-room median $94k above this block · 8 vs 3 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.