Type

Units

Min Area

Price Range

Other

90 sqft

S$1,100/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 10 min (810 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.

38D Bendemeer Road: HDB Living Near Boon Keng MRT

38D Bendemeer Road represents a compelling housing proposition in one of Singapore's established residential districts. Situated in the Geylang area, this HDB development benefits from its proximity to Boon Keng MRT Station on the North East Line, which lies approximately 810 metres away—a walking distance of around ten minutes. This accessibility to public transport has cemented the precinct's appeal among property seekers who prioritise connectivity without sacrificing neighbourhood character.

The development occupies a strategic location that bridges the gap between the energy of central Singapore and the relative calm of older, well-established residential zones. Bendemeer Road itself sits within a landscape shaped by decades of community development, where both new and mature housing stock coexist. This demographic mix has fostered a stable rental market and consistent demand from tenants seeking proximity to transport and employment nodes across the island.

Market Position and Buyer Appeal

Units at 38D Bendemeer Road attract diverse buyer profiles. First-time owners appreciate the entry-level pricing and manageable size, whilst investors recognise the steady rental demand driven by the MRT connection and surrounding commercial activities. Upgraders transitioning from smaller properties or relocating to the area find the location strikes a reasonable balance between affordability and convenience. The development's established nature—coupled with its transit-oriented positioning—has historically supported both capital appreciation and yield potential across economic cycles.

The compact unit configuration aligns with the practical housing needs of younger professionals, young families, and downsizers seeking lower maintenance commitments. Rental yields in this precinct have remained resilient, supported by consistent demand from workers commuting to the business districts and those seeking affordable housing near established social infrastructure.

Connectivity and Neighbourhood Context

Boon Keng MRT Station, a mere ten-minute walk away, serves as the primary transport anchor for 38D Bendemeer Road residents. The North East Line's connectivity to Dhoby Ghaut, Marina Bay, and other major interchanges makes this location particularly attractive to office workers and students. Beyond rail, the neighbourhood benefits from bus services that extend reach to peripheral areas and employment hubs across Singapore.

The immediate vicinity encompasses established shops, food centres, and everyday amenities that have accumulated over decades. Nearby schools, medical clinics, and community facilities reinforce the area's appeal as a fully-serviced residential neighbourhood. This established infrastructure contrasts with newer estates still building out their amenity profile, offering residents immediate access to established networks and services.

Investment Considerations

Prospective purchasers evaluating 38D Bendemeer Road as an investment should weigh several factors. The MRT proximity underpins sustained rental appeal, as tenants consistently seek transport-oriented properties. However, lease tenure—a defining characteristic of HDB flats—warrants careful review, as declining lease periods can impact both resale marketability and financing eligibility. Buyers should request the precise lease remaining and consider how lease decay may influence holding periods and eventual exit strategies.

Financing typically presents no barrier for HDB purchases, as most lenders extend competitive packages to flat buyers. However, prospective investors purchasing as a second residential property should account for Additional Buyer's Stamp Duty at 20%, a significant cost component that materially affects purchase economics and expected returns. First-time buyers remain exempt from this duty, enhancing their relative purchasing power.

Comparative Market Dynamics

The Geylang-Boon Keng corridor hosts multiple HDB developments, each with distinct age profiles and configurations. Competing stock in surrounding blocks offers alternative unit sizes and layouts, creating a competitive micro-market where pricing reflects individual unit attributes, lease tenure, and refurbishment condition. Purchasers benefit from this variety, enabling direct comparisons between 38D Bendemeer Road and nearby alternatives before committing.

Recent transaction patterns in the precinct reveal steady per-square-foot pricing aligned with the overall HDB market, though individual deals can vary significantly based on renovation standards, lease length, and unit positioning. Engaging comparable evidence from recent sales of similar-sized units in neighbouring blocks provides essential context for assessing value at 38D Bendemeer Road.

Long-Term Outlook

The North East Line's maturity and the neighbourhood's decades-long residential character suggest stability in both capital and rental markets. Ongoing rejuvenation efforts across Geylang, including estate renewal and commercial diversification, continue to enhance the area's appeal. Nevertheless, like all HDB estates, 38D Bendemeer Road will eventually enter phases where collective upgrading decisions and lease considerations shape future trajectories. Prospective owners should view their purchase within this longer arc, acknowledging both the neighbourhood's established strengths and the inevitable evolution of ageing housing stock.

For buyers prioritising transport access, affordability, and established community infrastructure over new-build prestige, 38D Bendemeer Road merits serious evaluation. Its positioning near Boon Keng MRT, combined with the neighbourhood's maturity and rental resilience, sustains appeal across multiple buyer segments. Success depends on individual circumstances—lease tenure expectations, investment horizons, and personal tolerance for neighbourhood age and character—but the development's fundamentals remain solid within the broader HDB market landscape.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 38D Bendemeer Road as an investment?

Rental yields at 38D Bendemeer Road typically range from 4% to 6% per annum, depending on unit configuration, lease tenure, and current market conditions. The proximity to Boon Keng MRT Station significantly enhances tenant demand, as renters actively seek properties with direct rail access for commuting efficiency. However, lease decay will gradually erode rental rates and marketability, so investors must factor in how many years remain on the lease and plan their holding period accordingly. A unit with a longer remaining lease will command higher yields and attract premium rents compared to identical units with shorter tenures, making lease length a critical variable in yield calculations.

How does the price per square foot at 38D Bendemeer Road compare to recent transactions in Geylang?

Recent HDB transactions in the Geylang-Boon Keng area typically range between S$8,000 and S$10,500 per square foot, though variability reflects lease tenure, unit size, and renovation standards across different blocks and transactions. Units at 38D Bendemeer Road align with this corridor's benchmark, positioning the development competitively within the micro-market. Comparing recent sales of similarly-sized flats in adjacent blocks and surrounding estates provides the most reliable methodology for assessing whether current asking prices represent fair value. Buyers should obtain evidence of three to five comparable transactions within the past six months to calibrate their assessment accurately.

What is the Additional Buyer's Stamp Duty impact if I am buying 38D Bendemeer Road as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price, significantly increasing the true cost of acquisition. On a property purchased at S$500,000, ABSD would add S$100,000—a material outlay that directly reduces net yield and extends the breakeven investment timeline. First-time buyers remain exempt from ABSD, creating a meaningful cost advantage that can shift investment decisions in their favour. Prospective second-property buyers must incorporate this 20% ABSD into all financial modelling, as the duty is payable at completion and cannot be deferred, potentially affecting liquidity and holding period expectations.

How does lease decay affect resale value and financing eligibility for units at 38D Bendemeer Road?

HDB lease tenure directly determines both resale marketability and bank lending limits—properties with shorter remaining leases encounter progressively restricted buyer pools and lower valuations as the lease declines. Once a lease falls below 60 years, banks typically reduce loan-to-value ratios, effectively limiting the maximum mortgage available and forcing buyers to hold larger cash reserves. At 38D Bendemeer Road, the current remaining lease term is critical; units with 80+ years remaining command premium prices and attract maximal financing, whilst those approaching 60 years face material capital depreciation and liquidity challenges. Buyers should request the official lease commencement and expiry dates from the seller's lawyer, then independently calculate the precise remaining term to inform their long-term holding strategy and exit assumptions.

How does proximity to Boon Keng MRT Station influence capital appreciation and rental demand?

MRT proximity is one of the strongest drivers of both capital growth and rental resilience in Singapore's HDB market, and Boon Keng's position on the mature North East Line ensures sustained demand from commuters and tenants. Tenants consistently prioritise transport-oriented properties, creating a deep and stable rental pool that supports yield sustainability across market cycles. Capital appreciation has historically been stronger for MRT-adjacent developments compared to non-transit-connected estates, as property seekers are willing to pay premiums for convenience and time saved on commuting. The 810-metre distance to Boon Keng—approximately a ten-minute walk—places 38D Bendemeer Road within the optimal demand zone where transport benefit is tangible without being offset by higher prices or congestion associated with immediate station precincts.

Is 38D Bendemeer Road suitable for first-time buyers, upgraders, investors, and HNW purchasers?

38D Bendemeer Road appeals to distinct buyer cohorts for different reasons. First-time buyers appreciate the entry-level pricing, proximity to MRT, and mortgage accessibility without ABSD liability, making this an effective stepping stone into property ownership. Upgraders relocating from smaller units or other estates find the established neighbourhood infrastructure and transport connectivity justify the move cost, whilst investors recognise stable rental demand and capital stability. High-net-worth purchasers would typically view 38D Bendemeer Road as a rental investment or portfolio diversification play rather than a primary residence, valuing the consistent yield and low management burden relative to private residential alternatives. Each profile evaluates the development through different lenses—affordability, convenience, yield, or diversification—but all benefit from the core strengths of MRT access, established infrastructure, and market stability.

What TDSR and financing headroom should I expect at typical price points for 38D Bendemeer Road?

Total Debt Service Ratio (TDSR) limits restrict borrowers to a maximum 55% of gross monthly income committed to all debt servicing, including housing loans, car loans, and credit obligations. At typical 38D Bendemeer Road price points, a buyer earning S$5,000 monthly could service approximately S$550,000 in housing debt (assuming no other liabilities), equating to an LTV of around 80% with current mortgage rates. TDSR constraints become material for buyers with existing car loans, credit card debt, or other obligations, effectively reducing available borrowing capacity and requiring larger cash down payments. First-time HDB buyers generally experience fewer financing barriers than second-property purchasers, as the TDSR framework and bank serviceability models are calibrated around HDB purchasing patterns, but individual circumstances vary significantly based on income, existing debt, and loan tenure selected.

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

The Geylang-Boon Keng micro-market encompasses several HDB blocks ranging from 1970s-era construction to more recently refurbished estates, each with distinct age profiles, lease lengths, and unit configurations. Competing blocks offer price variations reflecting lease tenure—older blocks with shorter remaining leases typically command lower prices per square foot, whilst blocks with 80+ year leases trade at premium valuations within the same precinct. 38D Bendemeer Road's competitiveness depends on its lease term relative to neighbouring stock; identical-sized units in blocks with similar lease lengths should command comparable prices, whilst significant lease disparities create valuation divergence. Buyers evaluating 38D Bendemeer Road should physically inspect and compare three to four competing blocks in the vicinity, reviewing recent transaction evidence to position the development accurately within the local competitive set.

Which unit stacks or floor levels at 38D Bendemeer Road offer the best value proposition?

Within HDB developments, mid-level units (typically floors 4–8) offer the best balance of value and practicality, avoiding ground-floor disadvantages (noise, foot traffic, lower market appeal) and higher-floor premiums that escalate with altitude and views. Corner units and those with better orientation, higher floor levels, and lower-density stacks often command premiums of 5–15% relative to comparable mid-stack units, reflecting buyer preferences for light, ventilation, and privacy. Lower floors command discounts due to noise proximity and reduced privacy perception, presenting opportunities for value-conscious buyers willing to accept modest compromises. Within 38D Bendemeer Road's specific configuration, buyers should assess individual unit stacks, aspect orientation (whether facing major roads or quieter internal lanes), and floor height relative to asking price, then calibrate offers based on how their priorities—views, noise, natural light—align with the premium or discount implicit in each unit's positioning.

What future supply pipeline could impact 38D Bendemeer Road's capital growth and rental demand?

The Geylang district has experienced modest new HDB launching activity in recent years, though large-scale new developments are unlikely given land scarcity and the area's mature residential character. Future supply impacts on 38D Bendemeer Road would primarily stem from major estate renewal initiatives or rejuvenation projects affecting neighbouring blocks, which could either strengthen the precinct's appeal through infrastructure upgrades or fragment demand if significant numbers of residents relocate. Longer-term lease decay across multiple Geylang blocks will gradually constrain the overall stock's financing appeal and marketability, potentially supporting values for 38D Bendemeer Road if its lease tenure remains relatively longer than competing blocks. Prospective buyers should monitor Urban Redevelopment Authority announcements regarding Geylang-focused initiatives and be aware that widespread lease expiries or major refurbishment projects in adjacent blocks could reshape the micro-market's dynamics over the next 10–20 years.

[For Rent] Hdb Flat At 38D Bendemeer Road — From S$1,100