How have HDB prices in Bendemeer changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Bendemeer changed by +2.5% a year, from $671 to $853.

Does remaining lease affect HDB prices in Bendemeer?

In Bendemeer, 4-room flats with 90-99 years of lease remaining resell at $1,060 per square foot against $596 for those with <50 years, a difference of +78%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Bendemeer

Q: What is the median private resale price per square foot in Bendemeer?

The median private resale price in Bendemeer (Kallang, Central Region) is S$1,690 per square foot (S$18,200 per square metre), from 138 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +2.5% a year in cash terms, or +0.5% a year after inflation. HDB resale here runs S$838 per square foot from 294 resales, at a median 4-room price of S$986,888: a separate register, never combined with the private figures.

Q: How many private caveats were recorded in Bendemeer?

The median private resale price in Bendemeer (Kallang, Central Region) is S$1,690 per square foot (S$18,200 per square metre), from 138 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +2.5% a year in cash terms, or +0.5% a year after inflation. HDB resale here runs S$838 per square foot from 294 resales, at a median 4-room price of S$986,888: a separate register, never combined with the private figures.

$1,690median private resale per ft², 138 caveats (12 months)

Medium confidence95% CI $1,620–$1,740 per ft²n = 138 caveats

The median private resale price in Bendemeer (Kallang, Central Region) is S$1,690 per square foot (S$18,200 per square metre), from 138 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +2.5% a year in cash terms, or +0.5% a year after inflation. HDB resale here runs S$838 per square foot from 294 resales, at a median 4-room price of S$986,888: a separate register, never combined with the private figures.

Private prices in Bendemeer

Median price per ft²

$838

n = 294 resales

Median resale price

$880,000

median flat 990 ft²

Median lease remaining

70 yrs

of a 99-year lease

105 of 294 resales here crossed $1,000,000 in the last 12 months (35.7%).

How prices are spread in Bendemeer

p20 $624
p80 $1,110
95% CI $771–$939

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $468,000 · 732 ft²	$631/ft²	n = 97
4-roommedian $986,888 · 1,001 ft²	$991/ft²	n = 147
5-roommedian $1,170,000 · 1,281 ft²	$916/ft²	n = 42
Executivemedian $1,190,000 · 1,550 ft²	$779/ft²	n = 6

Price by remaining lease, 4-room

Bendemeer, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
<50 yearsmedian $557,500	$596/ft²	n = 18
50-59 yearsmedian $643,750	$648/ft²	n = 52
60-69 yearsmedian $692,500	$680/ft²	n = 58
70-79 yearsmedian $875,000	$829/ft²	n = 36
80-89 yearsmedian $948,000	$959/ft²	n = 61
90-99 yearsmedian $1,058,888	$1,060/ft²	n = 277

Across these bands the rate falls 44% from $1,060/ft² at 90-99 years to $596 at <50, on 4-room flats in Bendemeer.

Price by floor, 4-room

Bendemeer, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$642/ft²	n = 18
Floors 4 to 6	$929/ft²	n = 23
Floors 7 to 9	$798/ft²	n = 16
Floors 10 to 12	$678/ft²	n = 14
Floors 13 to 15	$989/ft²	n = 17
Floors 16 to 21	$1,070/ft²	n = 21
22nd floor and above	$1,170/ft²	n = 38

Buyers: Where does a price sit?

Ranked against 294 resales in Bendemeer (12 months).

Resale price

Floor area in ft²

S$880,000 for 1,050 ft² is around the 50th percentile of the 294 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$838 per square foot, over 294 resales (12 months).

A market figure for that size in Bendemeer, not a valuation of your flat.

Floor area in ft²

S$880,000

middle 60% of resales: S$655,000 to S$1,170,000 for that size · 294 resales, 12 months

Resales (last 12 months)

294 sales

Resales in Bendemeer, last 12 months
	Address
Aug 2026	46 Bendemeer Rd	S$1,280,000	Executive	67 yrs	$826
Aug 2026	8 Boon Keng Rd	S$1,230,000	4-room	84 yrs	$1,220
Aug 2026	113a Mcnair Rd	S$1,180,000	4-room	90 yrs	$1,180
Aug 2026	9 Boon Keng Rd	S$1,140,000	4-room	84 yrs	$1,110
Aug 2026	10a Bendemeer Rd	S$1,128,888	4-room	90 yrs	$1,120
Aug 2026	110 Mcnair Rd	S$1,128,000	Executive	60 yrs	$727
Aug 2026	26a St. George's Lane	S$1,080,000	4-room	93 yrs	$1,090
Aug 2026	26b St. George's Lane	S$1,080,000	4-room	93 yrs	$1,090
Aug 2026	25a St. George's Lane	S$1,060,888	4-room	93 yrs	$1,070
Aug 2026	10c Bendemeer Rd	S$1,060,000	4-room	90 yrs	$1,060
Aug 2026	113a Mcnair Rd	S$1,040,000	4-room	90 yrs	$1,040
Aug 2026	5 Boon Keng Rd	S$980,000	5-room	69 yrs	$734
Aug 2026	112 Mcnair Rd	S$902,888	5-room	60 yrs	$693
Aug 2026	107 Towner Rd	S$888,000	4-room	56 yrs	$786
Aug 2026	38c Bendemeer Rd	S$869,888	4-room	85 yrs	$908
Aug 2026	120 Mcnair Rd	S$800,000	4-room	60 yrs	$714
Aug 2026	108 Mcnair Rd	S$765,000	4-room	60 yrs	$684
Aug 2026	108 Mcnair Rd	S$750,000	4-room	60 yrs	$670
Aug 2026	124 Mcnair Rd	S$720,000	4-room	60 yrs	$704
Aug 2026	38b Bendemeer Rd	S$700,000	3-room	85 yrs	$938

Median price per ft²

$1,690

95% CI $1,620–$1,740 · n = 138 strata caveats (12 months)

Median price

$1,416,500

n = 138 resale caveats (12 months)

How private prices are spread in Bendemeer

p20 $1,530
p80 $1,910
95% CI $1,620–$1,740

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,500,000	$1,820/ft²	n = 73
Apartmentmedian $1,355,000	$1,580/ft²	n = 65

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,416,500	$1,690/ft²	n = 138
New Salemedian $2,805,000	$2,630/ft²	n = 30

Buyers: Where does a price sit?

Placed on the published percentiles for 138 caveats in Bendemeer (12 months).

Price

Floor area in ft²

S$1,416,500 for 838 ft² is around the 50th percentile of the 138 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,690 per square foot, over 138 caveats (12 months).

A market figure for that size in Bendemeer, not a valuation of your flat.

Floor area in ft²

S$1,420,000

middle 60% of caveats: S$1,280,000 to S$1,600,000 for that size · 138 caveats, 12 months

Private sales by project in Bendemeer

3 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Bendemeer, last 12 months
	Tenure				New sale S$/ft²
Eight RiversuitesWhampoa East	99 yrs lease commencing from 2011	58	$1,482,500	$1,840	no launch
RiverbayMar Thoma Road	999 yrs lease commencing from 1882	14	$1,004,000	$1,610	no launch
The Arcady At Boon KengSaint Barnabas Lane	Freehold	30	n/a	launches only	$2,630n = 30

Public (HDB) rents in Bendemeer

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

4.7%

on 90 years of lease remaining

Median rent, 4-room

$3,900/mo

from 158 approved rentals (12 months)

Median resale price, 4-room

$986,888

from 147 resales (12 months)

Rent by flat type

Approved HDB rentals in Bendemeer over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$3,000/mo	7.7%
4-room	$3,900/mo	4.7%
5-room	$4,300/mo	4.4%

Private rents in Bendemeer

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$3,600/mo

middle 50% $3,000–$4,200 · all sizes, 737 contracts (12 months)

Median resale price

$1,416,500

all sizes, 138 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Bendemeer over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
30–40 m²	$2,625/mo	too few resales
40–50 m²	$3,000/mo	too few resales
50–60 m²	$3,100/mo	too few lettings and too few resales
60–70 m²	$3,800/mo	too few resales
70–80 m²	$3,800/mo	too few resales
80–90 m²	$3,800/mo	too few resales
90–100 m²	$4,800/mo	too few resales
100–110 m²	$4,325/mo	too few resales
110–120 m²	$5,000/mo	too few resales
120–130 m²	$4,825/mo	too few lettings and too few resales
130–140 m²	$4,950/mo	too few lettings and too few resales
140–150 m²	$4,500/mo	too few lettings and too few resales

733 of 737 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Bendemeer over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,000/mo	n = 276
2 bedrooms	$3,800/mo	n = 256
3 bedrooms	$4,800/mo	n = 179

711 of 737 contracts are in the rows above. 13 carry no bedroom count and 13 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Bendemeer", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/bendemeer. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/bendemeer">Property prices in Bendemeer - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/bendemeer.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Bendemeer

Median price per ft²The middle resale price per square foot of 294 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in BendemeerEvery resale in Bendemeer over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 294 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Bendemeer, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Bendemeer

Median price per ft²

Median price

How private prices are spread in BendemeerEvery private resale caveat in Bendemeer over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Bendemeer, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Bendemeer

Public (HDB) rents in BendemeerHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in BendemeerURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Bendemeer

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Bendemeer

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Bendemeer

Private rents in Bendemeer

Rent by unit size

Rent by bedrooms

Nearby areas