Blk 38D Bendemeer Rd
Completed 2010 · 24 storeys · 162 flats · 85 years 01 month remaining · 42 resale transactions on record
24 storeys · completed 2010
What the record shows
A 4-room here sold for $818,888 in Apr 2026. The same flat type in this block averaged $730,507 in 2020 - a gain of $88,381 - about $40 a day while the owner slept.
In this block, 4-room flats from floor 16 up have sold for a median of $825,000 - $30,000 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 | $4,000/mo | $3,700–$4,200 | $3,800/mo | - | 4 |
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 · 19 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 04 to 06 | 89 | $818,888 | $855 | 85y 01m |
| Jan 2026 | 4 ROOM | 13 to 15 | 92 | $945,000 | $954 | 85y 05m |
| Aug 2025 | 4 ROOM | 07 to 09 | 92 | $910,000 | $919 | 85y 10m |
| Jan 2025 | 4 ROOM | 22 to 24 | 89 | $962,000 | $1,004 | 86y 05m |
| Aug 2024 | 4 ROOM | 10 to 12 | 89 | $900,000 | $939 | 86y 10m |
| Jul 2024 | 3 ROOM | 13 to 15 | 69 | $710,000 | $956 | 86y 11m |
| Feb 2024 | 4 ROOM | 07 to 09 | 92 | $855,000 | $863 | 87y 04m |
| Oct 2023 | 3 ROOM | 10 to 12 | 69 | $590,000 | $794 | 87y 08m |
| Jul 2023 | 4 ROOM | 01 to 03 | 89 | $730,000 | $762 | 87y 10m |
| May 2023 | 3 ROOM | 01 to 03 | 69 | $490,000 | $660 | 88y 01m |
| Apr 2023 | 4 ROOM | 04 to 06 | 92 | $795,000 | $803 | 88y 02m |
| Mar 2023 | 4 ROOM | 13 to 15 | 89 | $820,000 | $856 | 88y 03m |
| Oct 2022 | 4 ROOM | 19 to 21 | 89 | $850,000 | $887 | 88y 08m |
| Jul 2022 | 4 ROOM | 04 to 06 | 92 | $738,000 | $745 | 88y 11m |
| Jul 2022 | 4 ROOM | 01 to 03 | 92 | $740,000 | $747 | 88y 11m |
| May 2022 | 4 ROOM | 19 to 21 | 89 | $788,000 | $823 | 89y 01m |
| Mar 2022 | 4 ROOM | 22 to 24 | 89 | $800,000 | $835 | 89y 03m |
| Feb 2022 | 3 ROOM | 13 to 15 | 69 | $533,000 | $718 | 89y 04m |
| Jan 2022 | 4 ROOM | 10 to 12 | 92 | $755,000 | $762 | 89y 05m |
| Jun 2021 | 4 ROOM | 04 to 06 | 89 | $640,888 | $669 | 90y |
| May 2021 | 4 ROOM | 04 to 06 | 89 | $705,000 | $736 | 90y |
| Apr 2021 | 4 ROOM | 16 to 18 | 89 | $733,000 | $765 | 90y 01m |
| Mar 2021 | 4 ROOM | 10 to 12 | 89 | $705,000 | $736 | 90y 02m |
| Aug 2020 | 4 ROOM | 16 to 18 | 89 | $717,168 | $749 | 90y 09m |
| Dec 2019 | 4 ROOM | 13 to 15 | 89 | $733,000 | $765 | 91y 06m |
| Dec 2019 | 3 ROOM | 10 to 12 | 69 | $490,000 | $660 | 91y 05m |
| Nov 2019 | 4 ROOM | 19 to 21 | 92 | $760,000 | $767 | 91y 06m |
| Jul 2019 | 3 ROOM | 13 to 15 | 69 | $440,000 | $592 | 91y 11m |
| Jun 2019 | 4 ROOM | 04 to 06 | 89 | $700,000 | $731 | 91y 11m |
| May 2019 | 3 ROOM | 22 to 24 | 69 | $550,000 | $741 | 92y |
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 $60k below this block · 3 vs 5 sales
built 1970 · 31 fewer lease years than this block
built 1971 · 40 fewer lease years than this block
built 2010 · same generation
4-room median $122k below this block · 5 vs 5 sales
built 1968 · 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.