Type

Units

Min Area

Price Range

3 BR

990 sqft

S$1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200K 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.

38A Bendemeer Road: A Well-Connected HDB Development in Cabernet

38A Bendemeer Road stands as a notable residential address in Singapore's Cabernet district, offering practical living solutions for families and investors seeking properties in an established neighbourhood with excellent transport links. Situated in a mature estate environment, this development provides a balance of accessibility, community amenities, and residential stability that appeals to a broad spectrum of homebuyers.

The location benefits significantly from its proximity to Boon Keng MRT Station on the Northeast Line (NE9), positioned approximately nine minutes' walk away. This connection places residents within quick reach of the city centre, major employment clusters along the Northeast Corridor, and key lifestyle destinations across Singapore. The Northeast Line integration means commuters can access Orchard, Marina Bay, and north-eastern suburbs with minimal travel time, making this address particularly attractive to working professionals and families with school-age children.

Property Specifications and Unit Variety

The development comprises multi-bedroom HDB units with floor areas ranging around 990 square feet, providing ample space for families transitioning from smaller dwellings or seeking practical configurations without excessive maintenance demands. These units typically feature multiple bathrooms, reflecting contemporary expectations for convenience and comfort in modern family living. The spacious layouts support varied lifestyle needs, from young couples establishing their first home to established families requiring dedicated study areas or guest accommodation.

Units at this address benefit from thoughtful architectural planning common to mature HDB estates, with attention to natural lighting, ventilation, and functional living areas. The scale of available units makes them suitable for downsizers as well as upgraders, ensuring broad market appeal across different life stages and household compositions.

Neighbourhood Character and Community Infrastructure

Cabernet and the surrounding Bendemeer corridor represent one of Singapore's more established residential zones, with decades of community development reflected in the density of schools, healthcare facilities, retail options, and recreational spaces. The neighbourhood supports everyday conveniences including hawker centres, supermarkets, and local shops within walking distance, reducing reliance on private transport for essential errands. Families with children benefit from proximity to numerous primary and secondary schools across the zone, including both mainstream and specialised institutions.

The maturity of the estate means infrastructure is fully developed and tested, with established patterns of maintenance, community management, and neighbour stability. This contrasts favourably with emerging estates where amenities and services are still being developed, offering buyers confidence in the permanence and reliability of their neighbourhood environment.

Transport Connectivity and Economic Impact

The nine-minute walk to Boon Keng MRT Station represents a significant value proposition, placing this address well within the optimal walking radius for regular commuters. The Northeast Line's direct connections to Punggol, Sengkang, Dhoby Ghaut, and the City Hall interchange mean residents enjoy exceptional flexibility in accessing employment centres and social destinations. This transport advantage typically translates into sustained demand and capital appreciation, as MRT-proximate properties consistently command premiums over equivalent units further from rapid transit.

Beyond daily commuting, the MRT connection supports property investment dynamics favourably. Investors and upgraders prioritise locations within ten minutes of major transport nodes, making this address competitive against similar developments lacking equivalent accessibility. The Northeast Line's position as a major radial corridor feeding the city centre ensures sustained passenger demand, reducing the risk of future transport obsolescence.

Price Positioning and Market Context

Units at 38A Bendemeer Road are positioned within the mature HDB market segment, offering competitive pricing relative to newer developments in central zones. The address appeals particularly to upgraders moving from smaller apartments or terraced houses, as well as to investors seeking rental-yielding properties in established neighbourhoods with proven tenant demand. Price per square foot metrics align closely with comparable addresses in the Cabernet and Kallang zones, reflecting consistent market valuation of mature estate locations with strong transport connectivity.

Prospective buyers should consider that HDB resale values in this district have demonstrated resilience through economic cycles, supported by consistent demand from upgraders and investors. The development's established position means historical transaction data provides clear benchmarks for fair valuation, reducing ambiguity for purchasers unfamiliar with estate pricing patterns.

Suitability Across Buyer Profiles

First-time upgraders appreciate the address for its balance of space, affordability, and transport convenience, representing an accessible step up from smaller properties. Families with established incomes and school-age children find the neighbourhood's educational infrastructure and community maturity particularly compelling. Investors view the development favourably due to consistent rental demand from young professionals and families attracted to the Northeast Line corridor, with unit economics supporting sustainable yields.

Owner-occupiers seeking to reduce housing debt or simplify maintenance find the mature estate environment lower-stress than newer, rapidly evolving neighbourhoods requiring adaptation to changing amenities and infrastructure. The address appeals equally to downsizers and multi-generational households, as the spacious layouts accommodate extended family configurations common in Singapore.

Investment Considerations and Future Prospects

The Cabernet district remains a focal point for moderate-income family housing within Singapore's broader residential strategy, suggesting continued policy support for maintenance and incremental neighbourhood improvements. Future developments in surrounding precincts will likely reinforce rather than compete with this address's transport advantage, as the Northeast Line remains strategically important to Singapore's transport network.

Rental demand in the Bendemeer corridor remains robust, driven by proximity to employment centres and reasonable commute times from satellite towns. Investors can reasonably expect consistent tenant enquiries and competitive rental rates, supporting long-term cash flow expectations.

Practical Living Experience

Day-to-day living at this address reflects the conveniences of an established estate with proven infrastructure and social stability. The surrounding retail ecosystem supports family needs efficiently, and the density of schools means many families can manage childcare logistics without excessive commuting. Local food options, banking services, and healthcare facilities are readily accessible, contributing to a low-stress residential environment.

The address suits households valuing stability and community over aspirational newness, representing sound positioning for those prioritising practical living quality over novel architectural features or prestige branding.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 38A Bendemeer Road?

Rental yields for HDB units in the Bendemeer corridor typically range between 2.5% to 3.5% annually, depending on specific unit configuration, floor level, and prevailing market conditions. This yield profile reflects the balance between competitive entry prices and consistent demand from young professionals and families attracted to the Northeast Line's commuting advantage. Investors should note that yields in established HDB estates tend to stabilise within predictable ranges, reducing speculative volatility and supporting long-term cash flow planning. Current pricing at this address suggests yields sit comfortably within this range for most multi-bedroom configurations, making it suitable for conservative property investors prioritising income stability over capital appreciation.

How does the pricing per square foot at 38A Bendemeer Road compare to recent HDB transactions in Cabernet?

Recent transactions in the Cabernet district have established price-per-square-foot benchmarks ranging approximately S$1,000 to S$1,100, reflecting consistent valuation across comparable addresses with similar transport proximity and estate maturity. 38A Bendemeer Road aligns with this mid-range positioning, offering competitive value relative to newer developments in peripheral zones or premium addresses in districts closer to the city centre. The consistency of per-sqft pricing in this area reflects the transparent, well-documented nature of HDB resale markets, where historical data and comparable transactions provide clear reference points for fair valuation. Buyers can reference recent Land Titles Registry data to confirm whether specific unit offerings at this address align with established market rates.

What Additional Buyer's Stamp Duty (ABSD) implications apply to second-time HDB purchasers at this address?

Singapore Citizens purchasing a second residential property, including HDB units at 38A Bendemeer Road, are subject to Additional Buyer's Stamp Duty at the current rate of 20%, applied to the purchase price. This additional duty applies regardless of whether the first property was sold before purchase of the second property, meaning upgraders must factor this cost into their acquisition budget. For a property valued at S$1,000,000, the ABSD liability would amount to S$200,000, considerably increasing the total cost of purchase alongside legal fees and other transaction expenses. Prospective upgraders should engage financial advisors to model the impact of ABSD on their overall affordability and restructure their budgets accordingly, potentially exploring options such as timing the sale of an existing property before completing purchase of the new unit.

What is the lease tenure at 38A Bendemeer Road, and does lease decay pose a risk to resale value?

HDB units at 38A Bendemeer Road are granted on a 99-year leasehold basis, typical of Housing and Development Board properties sold through the public resale market. At present, lease decay is not an immediate concern for prospective purchasers, as the property retains the majority of its initial lease term. However, as the lease term diminishes below 60 years, property values typically experience gradual compression as buyers perceive elevated refurbishment risk and reduced financing eligibility. Current lease position ensures the property remains attractive to conventional purchasers and financiers for the foreseeable future. Investors and owner-occupiers should be mindful that eventual lease decay will impact resale prospects decades hence, though this remains a distant consideration for new purchasers acquiring the property today.

How does proximity to Boon Keng MRT Station (NE9) affect demand and capital appreciation potential?

MRT proximity represents one of the most significant drivers of sustained demand and capital appreciation in Singapore's residential property market, and 38A Bendemeer Road's nine-minute walk to Boon Keng Station positions it within the optimal accessibility range that consistently attracts buyer interest. Properties within this walking radius typically command 10-15% premiums relative to equivalent units situated 15-20 minutes from public transport, reflecting the value market participants assign to commuting convenience. The Northeast Line's strategic importance in Singapore's radial transport network, combined with consistent passenger demand, reduces the risk of future transport obsolescence that might erode property values. Historical data from HDB resale transactions demonstrates that properties in this proximity band have outperformed more remote locations through economic cycles, suggesting sustained long-term capital appreciation potential supported by structural demand fundamentals.

Is 38A Bendemeer Road suitable for high-net-worth buyers, upgraders, first-timers, and investors equally?

The address appeals differently across these buyer profiles, with distinct advantages for each segment. First-time upgraders find the address attractive as an accessible step into larger, more practical accommodations whilst maintaining affordability and strong transport connectivity. Upgraders benefit from the mature estate environment and proven community infrastructure, reducing adaptation costs associated with newer developments. High-net-worth buyers might view this address as a secondary investment or rental portfolio component rather than a primary residence, given its modest price point relative to premium central addresses. Investors particularly favour the development due to consistent rental demand from working professionals and young families, predictable cash flows from stable tenant demand, and transparent market valuation based on extensive historical transaction data. Each profile can justify acquisition based on distinct utility, from lifestyle preference to portfolio yield optimisation.

What TDSR headroom can typical first-time buyers expect when financing units at this address?

TDSR (Total Debt Service Ratio) constraints limit borrowers to servicing a maximum 60% of gross income through debt obligations, including the mortgage, property tax, and other liabilities. At 38A Bendemeer Road's current price positioning, purchasers with combined household incomes of approximately S$8,000 to S$12,000 monthly can comfortably service financing for available units whilst maintaining approximately 20-30% TDSR headroom for unexpected expenses or interest rate movements. This headroom proves particularly valuable if market conditions tighten or personal income fluctuates, providing financial flexibility over the 25-30 year mortgage term. Buyers should engage mortgage brokers to model their specific TDSR position, as individual income composition, existing liabilities, and dependants significantly influence actual borrowing capacity. Conservative purchasers targeting 50% TDSR will experience greater comfort and flexibility than those maximising borrowing limits.

How does 38A Bendemeer Road compare to competing HDB developments in the immediate vicinity?

The Bendemeer corridor includes several comparable HDB addresses, such as developments along Kallang and Geylang zones, each offering similar unit configurations and transport accessibility. 38A Bendemeer Road's competitive positioning depends primarily on specific unit configuration, floor level, and exact MRT walking distance relative to these alternatives. Prospective buyers should survey recent transactions across the immediate neighbourhood to identify any price premiums or discounts reflecting perceived advantages or disadvantages specific to this address. Historical data suggests pricing differences between comparable addresses rarely exceed 5-8%, reflecting the transparent and efficient HDB resale market where information asymmetries are minimal. Buyers should prioritise visiting multiple comparable units to assess subjective factors such as unit orientation, view quality, and floor level implications, as these variables often prove decisive in property selection despite marginal price differences.

Are higher or lower floors within the development generally better value for purchasers?

Floor level preferences at 38A Bendemeer Road reflect individual lifestyle priorities rather than objective value superiority. Lower floors offer practical advantages such as reduced elevator waiting times, perceived safety benefits for families with young children, and easier access for elderly residents or those with mobility constraints. Higher floors command modest premiums for improved natural light, reduced traffic noise, and enhanced privacy through reduced ground-level visibility. Mid-range floors typically represent optimal value positioning, offering acceptable natural light and reduced noise without the premium pricing of highest floors. Market data suggests price differentials between floors at comparable HDB addresses rarely exceed 2-3%, indicating that personal preference should dominate floor selection rather than speculative appreciation expectations. Investors should prioritise configuration, size, and condition over floor level, as tenant demand for HDB rentals focuses primarily on practical utility rather than luxury amenities associated with premium floor positioning.

What future supply pipeline developments might affect the Bendemeer district and this property's medium-term outlook?

The Cabernet and Bendemeer corridor represents established residential geography within Singapore's long-term planning framework, unlikely to experience major greenfield redevelopment that might introduce substantial competing supply. However, Government housing policy continues to support incremental estate renewal and improvement within existing precincts, potentially enhancing amenities and transport infrastructure over time. Future MRT line extensions or bus rapid transit improvements could further strengthen this address's transport advantage, though Northeast Line is already strategically embedded within Singapore's transport hierarchy. The broader residential supply pipeline in satellite towns such as Punggol, Sengkang, and Tengah may moderate demand growth for mature central locations, though the established estate character and proven social infrastructure at Bendemeer provides defensive characteristics against displacement. Long-term buyers should view this address as a stable, mature holding unlikely to experience disruption or obsolescence, though appreciation potential may moderate as newer supply options emerge elsewhere.

[For Sale] Hdb Flat At 38A Bendemeer Road — From S$1M