Latest Sale
$762,000
2026-06 · 4 Room
How Much Is a Flat at Block 38A Bendemeer Rd Worth?
4 Room, 5 Room · Built 2012 · 85 years remaining MOP Cleared
Last updated: 2 Sept 2026
Median $/sqm
$8,247
Based on 35 txns
Total Txns
35
Since data available
5-Yr Trend
▲23.3%
vs 5 years ago
What Will You Actually Walk Away With?
Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.
Flat Type
Storey Band (closest to your floor)
How did you buy?
What are you thinking of buying next?
↑ Please select a storey band above to get your estimate.
Your Estimated Take-Home
▲ 23.3% 5-yr—
Cash
—
Yours to spend or invest freely
CPF Refund
—
Back to CPF OA — reusable for your next purchase
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
−Deductions Breakdown —
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Resale Levy
— Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
📊 Moderate activity — a specialist agent can position your flat to the right buyer.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
2 flats ⚡
AVG. DAYS TO OFFER
~90 days
Transaction density proxy
BUYER DEMAND
4.5 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 2
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 3
688 transactions in Bendemeer Rd
Highest: $1,412,000
1 / 2
Specialist 1
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 2
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 3
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 4
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 5
688 transactions in Bendemeer Rd
Highest: $1,412,000
Specialist 6
688 transactions in Bendemeer Rd
Highest: $1,412,000
Agent profiles launching soon
Transaction History 35 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2026-06 | 01 TO 03 | 4 Room | 89 | $762,000 | $8,562 |
| 2026-04 | 25 TO 27 | 4 Room | 89 | $923,888 | $10,381 |
| 2025-09 | 04 TO 06 | 4 Room | 92 | $920,000 | $10,000 |
| 2025-05 | 13 TO 15 | 4 Room | 92 | $950,000 | $10,326 |
| 2024-12 | 01 TO 03 | 4 Room | 92 | $735,000 | $7,989 |
| 2024-03 | 13 TO 15 | 4 Room | 89 | $902,888 | $10,145 |
| 2024-02 | 04 TO 06 | 5 Room | 115 | $1,000,000 | $8,696 |
| 2024-02 | 07 TO 09 | 4 Room | 89 | $848,000 | $9,528 |
| 2023-10 | 16 TO 18 | 5 Room | 113 | $1,150,000 | $10,177 |
| 2023-09 | 25 TO 27 | 5 Room | 115 | $1,250,888 | $10,877 |
| 2023-07 | 01 TO 03 | 4 Room | 92 | $808,000 | $8,783 |
| 2023-05 | 16 TO 18 | 4 Room | 89 | $840,000 | $9,438 |
| 2023-02 | 07 TO 09 | 4 Room | 92 | $777,000 | $8,446 |
| 2022-11 | 22 TO 24 | 5 Room | 113 | $950,000 | $8,407 |
| 2022-09 | 07 TO 09 | 5 Room | 113 | $1,000,000 | $8,850 |
| 2022-08 | 13 TO 15 | 4 Room | 89 | $770,000 | $8,652 |
| 2022-07 | 22 TO 24 | 4 Room | 89 | $838,000 | $9,416 |
| 2021-12 | 04 TO 06 | 4 Room | 89 | $713,000 | $8,011 |
| 2021-09 | 04 TO 06 | 5 Room | 115 | $858,888 | $7,469 |
| 2021-06 | 13 TO 15 | 4 Room | 89 | $715,000 | $8,034 |
Page 1 of 1
About Block 38A Bendemeer Rd
Flats at Block 38A Bendemeer Rd have been selling at a median of $10,381/sqm — up 3.8% over the last 6 months, mainly 4-room flats at $923,888 median, with 1 transaction recorded.
The block is a 11-minute walk from Geylang Bahru MRT Station (901m) and is near Aperia Mall mall (1593m, 20 min walk). It is also near Bendemeer Primary School (385m, 5 min walk).
All data is sourced from data.gov.sg and updated daily.
What's Near Block 38A Bendemeer Rd?
Facilities and transport within a 15-minute walk. Walking times are route-based.
MRT / LRT
GEYLANG BAHRU MRT STATION 901m · 11 min
BOON KENG MRT STATION 1056m · 13 min
BENDEMEER MRT STATION 1182m · 15 min
Nearby Schools
BENDEMEER PRIMARY SCHOOL 385m · 5 min
Hawker Centres
Geylang Bahru Blk 69 (Blk 69 Geylang Bahru Market and Food Centre) 803m · 10 min
Bendemeer Road Blk 29 (Bendemeer Market and Food Centre) 551m · 7 min
Upper Boon Keng Road Blk 17 (Blk 17 Upper Boon Keng Market and Food Centre) 1169m · 15 min
Parks
BENG WAN RD PG 686m · 9 min
ST MICHAEL'S PG 1031m · 13 min
Community Facilities
Kolam Ayer CC 783m · 10 min
Other Blocks on Bendemeer Rd
Frequently Asked Questions
How much is a flat at Block 38A Bendemeer Rd?
Based on 35 recorded transactions, the median resale price ranges from $734,000 (4 Room) to $1,000,000 (5 Room). The most recent sale was $762,000 in 2026-06.
Median by flat type (last 24 months)
Flat Type Most Recent Median
4 Room $920,000
5 Room $1,000,000 (all-time)
What is my flat worth at Block 38A?
The overall median resale price at Block 38A Bendemeer Rd is $920,000. Prices have risen 23.3% over the past 5 years.
How much cash will I actually receive when I sell my flat at Block 38A?
Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 38A prices.
What is CPF accrued interest and why does it reduce my sale proceeds?
When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.
How active is the resale market at Block 38A?
Block 38A has recorded 35 resale transactions — roughly 1.5 sales per month over the past 24 months. The latest transaction closed in 2026-06.
What flat types are available at Block 38A?
Block 38A Bendemeer Rd has 4 Room, 5 Room units. Median prices range from $734,000 to $1,000,000.
How much can I unlock to upgrade if I sell my HDB at Block 38A?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 38A?
Block 38A was built in 2012 with a 99-year lease. It has approximately 85 years remaining.
Does Block 38A's remaining lease affect its resale value?
At 85 years remaining, lease length is not a meaningful factor for your sale. Buyers can use their full CPF savings and access standard bank financing. Your buyer pool is unrestricted.
When can I sell my flat at Block 38A Bendemeer Rd?
Flats at Block 38A Bendemeer Rd have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $920,000 excl. levy $18,980 to $20,480