Type

Units

Min Area

Price Range

Other

100 sqft

S$888/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$888.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$178 on this acquisition.
Located 9 min (750 m) from NE9 Boon Keng MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

28 Bendemeer Road: A Mature HDB Development in Novena

28 Bendemeer Road represents a well-established housing development situated within the Novena neighbourhood, a district recognised for its mature infrastructure and stable residential community. The development forms part of Singapore's enduring public housing stock, offering properties within easy reach of essential transport links and local services. Prospective buyers and investors evaluating options in this part of the island will find the location offers a balanced mix of accessibility, convenience, and neighbourhood stability that has sustained the area's appeal over decades.

Location and Transportation Access

The address sits approximately 9 minutes' walking distance—roughly 750 metres—from Boon Keng MRT Station on the North-East Line (NE9). This proximity to the rapid transit network is a significant advantage for daily commuters, as it provides direct access to major employment zones including Marina Bay, Orchard, and the Central Business District. The North-East Line itself forms a crucial spine across the island, linking residential estates in the north to commercial and educational hubs in the south, making it an attractive choice for working professionals and families.

Beyond the immediate MRT connection, Bendemeer Road's location within Novena places residents near the Novena Square shopping mall, Tan Tock Seng Hospital, and a range of food and beverage establishments. The neighbourhood has historically maintained strong foot traffic and commercial viability, supporting both retail and service providers. Local bus routes further supplement the transport landscape, offering alternative journey options for those with flexible schedules or shorter trips within the estate.

HDB Market Context and Property Profile

HDB flats in mature estates like this development have long been the foundation of Singapore's housing market, serving first-time buyers, upgraders, and investors alike. The flat typologies available at 28 Bendemeer Road reflect the standard configurations that have proven popular across decades of public housing development. Units within the block vary in size, ranging from more compact layouts to larger family-oriented configurations, catering to different household structures and lifestyle needs.

As an older HDB estate, the development benefits from fully depreciated maintenance infrastructure and a community that has settled over many years. This maturity often translates into lower common property charges compared to newly completed blocks, and a resident base that understands the rhythms of the neighbourhood intimately. Many residents have chosen to remain long-term, creating a stable social fabric that appeals to buyers seeking an established community rather than a newly launching development.

Investment Considerations and Resale Potential

Investors evaluating HDB flats in this location should weigh several factors that influence long-term capital appreciation and rental yield. The proximity to Boon Keng MRT Station underpins sustained demand from both owner-occupiers and tenants, particularly working professionals seeking affordable housing with quick transport links. Rental demand in the Novena area has remained consistent, supported by the concentration of healthcare institutions, educational facilities, and the commercial vibrancy of the surrounding precinct.

Resale value trajectories for HDB flats are shaped by lease decay over time, particularly as units approach the final decades of their 99-year lease term. Buyers should carefully examine the remaining lease length of any specific unit they consider, as flats with significantly depleted lease periods face steeper valuation pressure and financing difficulties. Lenders typically impose stricter loan-to-value ratios on properties with fewer than 60 years remaining, and buyers may find resale pools contract as the lease shortens further.

Suitability for Different Buyer Profiles

First-time buyers entering Singapore's property market often gravitate towards HDB estates in established locations such as this, where entry prices remain accessible and the neighbourhood profile is well-understood. The stability of the area and the maturity of local amenities—schools, clinics, markets, and transport—reduce the uncertainty faced by newcomers to homeownership. Financing is typically straightforward for first-timers, as HDB properties are eligible for the standard 80% loan-to-value ratio from most banks.

Upgraders moving from smaller HDB units or private flats may find the available configurations at 28 Bendemeer Road meet their expanding space requirements. The neighbourhood's established character appeals to households seeking a quieter, more settled environment compared to the hustle of central districts. Long-term residents upgrading within the HDB system often benefit from lower transaction costs and simpler financing arrangements, as they typically retain stronger CPF savings balances.

Investors targeting rental yield must contend with HDB's strict eligibility rules regarding tenant profiles and lease terms. HDB flats may only be rented out to approved categories of tenants, and rental periods are capped at four years, with a mandatory three-month gap before re-letting. These regulatory constraints mean HDB investment returns rely more on long-term capital appreciation than on month-to-month cash flow, making it better suited to patient capital rather than short-term yield chasers.

Financing and TDSR Implications

Prospective buyers should factor in Total Debt Servicing Ratio (TDSR) limits when arranging financing for HDB properties in this price band. The TDSR cap of 60% for HDB loans means that monthly loan repayments—plus other existing liabilities—cannot exceed 60% of gross monthly income. Properties at mid-range price points typically allow comfortable headroom for households earning $5,000–$8,000 monthly, though each application depends on individual financial circumstances and the number of co-borrowers.

Additional Buyer's Stamp Duty (ABSD) applies to second property purchases by Singapore Citizens, currently set at 20%. Upgraders purchasing a second residential property will incur this additional duty on the purchase price, increasing the total acquisition cost. Buyers should incorporate the ABSD calculation into their overall budgeting, as it represents a material upfront expense that cannot be financed and must be paid from capital.

Lease Tenure and Depreciation Risk

All HDB flats in Singapore are offered on 99-year leases, beginning from the date of first completion. Over decades, the remaining lease length becomes an increasingly material factor affecting both market value and financing eligibility. Properties approaching the 60-year mark face noticeably constrained lending and resale pools, whilst those below 40 years remaining may become difficult to finance or sell at all.

Buyers evaluating 28 Bendemeer Road should obtain the exact lease commencement date from the seller's agent or the HDB records, then calculate the remaining tenure. A property with 70+ years remaining offers comfortable runway for owner-occupiers and investors alike, whilst one with 50–60 years should prompt careful consideration of personal holding periods and exit strategies. Government lease renewal schemes have been introduced in recent years, but they involve material costs and are not guaranteed; they should not form the primary basis of a purchase decision.

Competitive Landscape and District Supply

The Novena and adjacent Kallang–Bendemeer precincts contain several mature HDB estates offering broadly comparable amenities, transportation links, and price points. Nearby blocks and developments vie for the same buyer and tenant populations, meaning properties here compete on specific attributes such as exact MRT walking distance, floor level, unit orientation, and block age. Understanding how 28 Bendemeer Road ranks amongst these alternatives—in terms of unit condition, maintenance standards, and community services—helps buyers assess relative value.

The future supply pipeline in the broader Central Region includes both new HDB projects and infill developments, which may gradually increase housing stock and potentially moderate appreciation rates. However, the scarcity of undeveloped land in central areas means that new supply remains limited relative to demand, supporting the long-term relevance of established estates like this one.

Conclusion

28 Bendemeer Road represents a pragmatic choice for buyers prioritising stability, accessibility, and established community character over modern finishes or prestige development branding. Its proximity to Boon Keng MRT, position within the mature Novena precinct, and proven track record as a residential destination make it worthy of consideration for first-time buyers, upgraders, and investors aligned with HDB market dynamics and lease tenure awareness.

Frequently Asked Questions

What is the estimated rental yield for HDB flats at 28 Bendemeer Road if purchased as an investment property?

HDB flats at 28 Bendemeer Road typically generate rental yields ranging from 2% to 3.5% per annum, depending on unit size and final purchase price, though this varies with broader market conditions. Rental demand in the Novena area remains steady due to proximity to Tan Tock Seng Hospital and nearby employment nodes, supporting consistent tenant demand. Investors should note that HDB rental regulations limit lease periods to four years with a mandatory three-month break between tenancies, meaning returns depend more on long-term capital appreciation than on steady monthly cashflow. For investors prioritising yield, HDB properties may underperform compared to private residential alternatives.

How does the price per square foot at 28 Bendemeer Road compare to recent transactions in the surrounding Novena area?

Price per square foot for HDB flats in the Novena and Kallang–Bendemeer precincts has remained relatively stable over recent years, generally tracking between $600–$900 per square foot depending on unit size, floor level, and lease remaining. Larger units and those on higher floors typically command a modest premium per square foot. Recent comparable sales in nearby blocks provide the most reliable benchmark; prospective buyers should request detailed sales history from the agent covering the past 12–18 months for identical unit types in neighbouring blocks to establish fair value. Market conditions across the broader North-East Line corridor have supported modest appreciation, though pace of growth remains moderate relative to central prime districts.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second property at this location?

Singapore Citizens purchasing a second residential property incur ABSD at the current rate of 20% on the purchase price, representing a significant upfront cost that must be paid from capital and cannot be financed. For a property purchased at $500,000, ABSD would amount to $100,000, materially increasing total acquisition costs alongside legal fees, agent commissions, and valuation charges. Upgraders moving from their first HDB flat to a larger second property should budget carefully for this duty and structure their financial planning to ensure sufficient liquid funds are available at point of sale. First-time buyers, by contrast, are exempt from ABSD and benefit from lower stamp duty rates, making a purchase decision less onerous in financial terms.

What is the lease decay risk for HDB flats at 28 Bendemeer Road, and how does it affect resale value over time?

28 Bendemeer Road HDB flats operate on standard 99-year leases, and as lease length diminishes below 60 years remaining, resale value typically declines noticeably and financing becomes more difficult to arrange. Banks impose stricter loan-to-value requirements on properties with limited lease runway, effectively pricing out many potential buyers and shrinking the eligible pool. Properties falling below 40 years remaining often become very difficult to sell or finance, with valuations collapsing as near-term lease expiry looms. Buyers should always confirm the exact lease commencement date and calculate remaining tenure carefully; a property with 70+ years remaining carries far less depreciation risk than one with 50–60 years, making lease length a critical component of purchase decision-making.

How does proximity to Boon Keng MRT Station affect long-term demand and capital appreciation for units at 28 Bendemeer Road?

The nine-minute walking distance to Boon Keng MRT Station (NE9) is a significant demand driver, as it provides rapid connectivity to the Central Business District, Marina Bay, and Orchard commercial precincts—critical employment centres for Singapore's workforce. Properties within 750 metres of an MRT station typically experience stronger tenant demand and more stable resale interest compared to those further away, translating into better capital preservation and modest appreciation over medium-term holding periods. The North-East Line's established role in the island's transport spine means future service enhancements and network extensions will likely reinforce the value of this connectivity advantage. However, appreciation rates remain moderate relative to newly launched developments or prime private estates; the benefit of MRT proximity is more about demand stability than spectacular growth.

Is 28 Bendemeer Road suitable for high-net-worth individuals, upgraders, first-time buyers, and property investors—and what are the key differences in suitability for each profile?

First-time buyers find 28 Bendemeer Road particularly suitable, as entry prices are accessible, the neighbourhood is well-established with proven amenities, and financing is straightforward with standard HDB loan terms and no ABSD implications. Upgraders moving from smaller HDB units benefit from familiar processes and typically retain substantial CPF balances, making the acquisition cost manageable whilst accessing larger configurations. Property investors must contend with strict HDB rental regulations—four-year maximum lease terms, mandatory three-month breaks, and tenant eligibility restrictions—making this investment choice better suited to patient capital seeking long-term appreciation rather than near-term yield. High-net-worth individuals typically gravitate toward private residential developments or strata-title properties for greater flexibility and prestige positioning; HDB properties, whilst solid long-term holdings, generally fall outside the primary target asset class for this buyer segment.

What financing headroom and TDSR implications should buyers expect when financing HDB purchases at typical price points for this development?

HDB loans operate under a TDSR ceiling of 60%, meaning total monthly debt servicing—including the new mortgage plus all existing liabilities—cannot exceed 60% of gross monthly income. At typical purchase prices for 28 Bendemeer Road, a household earning $6,000 monthly can comfortably service a mortgage with adequate headroom, whilst one earning $4,000 may face tighter constraints depending on existing commitments. Most HDB properties in this location support loan-to-value ratios of 80% for owner-occupiers, reducing required capital outlay compared to private properties; however, buyers must still account for stamp duty, legal fees, and other acquisition costs totalling 5–7% of purchase price. Second-time buyers incurring ABSD at 20% face a material additional expense that cannot be borrowed, requiring substantive liquid savings in advance of the transaction.

How does 28 Bendemeer Road compare to competing HDB developments in the immediate Novena and Kallang area?

Competing HDB blocks in the Novena and Kallang–Bendemeer precincts include Bendemeer Court, nearby Boon Keng estate blocks, and Kallang-Whampoa developments, each offering broadly similar MRT connectivity, neighbourhood amenities, and price points with variations based on block age, exact walking distance to MRT, and unit configuration. 28 Bendemeer Road's established maturity carries both advantages—lower maintenance costs, settled community—and disadvantages relative to newer blocks with upgraded common areas and modern finishes. Buyers should physically visit multiple blocks in the vicinity and speak with existing residents to gauge maintenance standards, community character, and long-term appreciation patterns; final selection often hinges on specific unit type availability, floor preference, and personal neighbourhood feel rather than fundamental differentiation between blocks.

Which unit stack, floor level, or orientation at 28 Bendemeer Road typically offers the best value proposition for owner-occupiers?

Mid-level units—typically floors 7–15 in HDB blocks—offer an attractive value sweet spot, commanding modest premiums over ground and lower floors whilst avoiding the premium pricing of high-floor units seeking maximum light and views. Units facing away from major roads typically incur less noise and enjoy superior air circulation, though they may cost slightly less than direct-road-facing alternatives. End-of-block units often command a premium due to additional natural light and fewer shared walls, but the incremental cost may not justify the benefit for budget-conscious buyers. East and north-facing orientations are generally preferable in Singapore's climate, though this advantage is often priced into the market; systematic price comparison across unit types in the same block reveals where genuine value exists relative to buyer preferences.

What is the future supply pipeline in the Kallang–Novena district, and how might it affect appreciation prospects at 28 Bendemeer Road?

The Kallang–Novena area contains limited remaining white-land sites suitable for major new HDB developments, with most new supply likely to concentrate on infill projects or Estate Renewal Programme initiatives affecting older blocks. Singapore's broader Central Region has seen HDB launches moderate in recent years due to scarcity of undeveloped land, meaning new competing inventory remains relatively constrained around this location. Future appreciation for established blocks like 28 Bendemeer Road benefits from this supply scarcity; however, if a nearby Estate Renewal Programme triggers reallocation of residents from older blocks, it could temporarily disrupt demand. Long-term fundamentals—MRT connectivity, healthcare proximity, employment accessibility—remain robust, supporting sustained relevance of the estate over multi-decade holding periods despite eventual lease maturation concerns.

[For Rent] Hdb Flat At 28 Bendemeer Road — From S$888