Blk 48 Bendemeer Rd
Completed 1993 · 19 storeys · 60 flats · 67 years 05 months remaining · 18 resale transactions on record
19 storeys · completed 1993
What the record shows
A executive here sold for $1,080,000 in Jul 2026. The same flat type in this block averaged $867,000 in 2020 - a gain of $213,000 - about $97 a day while the owner slept.
In this block, executive flats from floor 13 up have sold for a median of $1,015,000 - $45,000 more than floors 6 and below, same flat type, same block.
This block crosses 60 years remaining in 2033 - 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 |
|---|---|---|---|---|---|
| EXECUTIVE | $5,600/mo | $5,600–$5,600 | $4,600/mo | 6.2% | 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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | EXECUTIVE | 01 to 03 | 144 | $1,080,000 | $697 | 67y 05m |
| May 2024 | EXECUTIVE | 07 to 09 | 147 | $1,200,000 | $758 | 69y 08m |
| Oct 2023 | EXECUTIVE | 01 to 03 | 146 | $990,000 | $630 | 70y 03m |
| Sept 2023 | EXECUTIVE | 10 to 12 | 144 | $1,038,000 | $670 | 70y 03m |
| May 2023 | EXECUTIVE | 07 to 09 | 146 | $1,000,000 | $636 | 70y 08m |
| Oct 2022 | EXECUTIVE | 10 to 12 | 148 | $1,050,000 | $659 | 71y 03m |
| Sept 2022 | EXECUTIVE | 19 to 21 | 146 | $1,095,000 | $697 | 71y 04m |
| Jul 2022 | EXECUTIVE | 04 to 06 | 147 | $950,000 | $600 | 71y 06m |
| Apr 2022 | EXECUTIVE | 13 to 15 | 146 | $935,000 | $595 | 71y 09m |
| Jul 2021 | EXECUTIVE | 04 to 06 | 146 | $860,000 | $547 | 72y 06m |
| Dec 2020 | EXECUTIVE | 01 to 03 | 144 | $830,000 | $535 | 73y 01m |
| Nov 2020 | EXECUTIVE | 10 to 12 | 146 | $860,000 | $547 | 73y 01m |
| Aug 2020 | EXECUTIVE | 07 to 09 | 146 | $850,000 | $541 | 73y 04m |
| Dec 2019 | EXECUTIVE | 10 to 12 | 146 | $850,000 | $541 | 74y 01m |
| May 2019 | EXECUTIVE | 04 to 06 | 144 | $755,000 | $487 | 74y 07m |
| Nov 2017 | EXECUTIVE | 01 to 03 | 146 | $725,000 | $461 | 76y 01m |
| Nov 2017 | EXECUTIVE | 10 to 12 | 146 | $790,000 | $503 | 76y 01m |
| Jul 2017 | EXECUTIVE | 07 to 09 | 144 | $780,000 | $503 | 76y 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.
built 1993 · same generation
built 1974 · 20 fewer lease years than this block
built 1971 · 22 fewer lease years than this block
built 1974 · 20 fewer lease years than this block
built 1970 · 13 fewer lease years than this block
built 2010 · 18 more lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.