Type

Units

Min Area

Price Range

3 BR

710 sqft

S$388K

Type

Units

Min Area

Price Range

2 BR

710 sqft

S$3,200/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$3,200 to S$388K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$640 on this acquisition.
33% of current units are for sale, from S$388K; 67% are for rent, from S$3,200/mo.
Located 10 min (870 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.

45 Bendemeer Road: HDB Living Near Boon Keng MRT

Situated at 45 Bendemeer Road, this HDB development represents a compelling residential option in one of Singapore's established neighbourhood hubs. The address places residents within convenient reach of Boon Keng MRT station on the North East Line, a transit connection that anchors this location within the broader commuter network stretching across the island. The proximity to public transport—approximately 10 minutes on foot—creates natural appeal for working professionals and families seeking simplified daily commutes to central business districts, educational institutions, and employment centres across Singapore.

The neighbourhood surrounding 45 Bendemeer Road carries the character of a mature HDB estate, developed over decades to accommodate diverse household compositions and lifestyle preferences. Bendemeer Road itself forms part of a district long recognised for residential stability, with established shops, food courts, and community facilities that serve the surrounding population. This setting contrasts meaningfully with newer estates still undergoing infrastructure development; here, residents inherit neighbourhoods where services, transport patterns, and social infrastructure have already proven their staying power through time.

Unit Specifications and Layout

Properties at 45 Bendemeer Road encompass multiple configurations across the development, ranging from compact two-bedroom units measuring approximately 710 square feet through to larger residential spaces. This variety ensures that prospective buyers from different life stages—first-time purchasers prioritising affordability, upgraders seeking additional space, and investors evaluating rental yield potential—can identify suitable floor plans aligned with their objectives. The modest square footage of units throughout the development reflects HDB's traditional design philosophy, maximising liveable space within efficient footprints that keep overall unit costs competitive relative to larger private residential alternatives elsewhere in the district.

Each unit incorporates a full bathroom and sleeping quarters proportioned for modern occupancy, with living and dining areas optimised for day-to-day family routines. The straightforward layouts characteristic of HDB design mean minimal wasted corridor space and rapid familiarity for residents regardless of previous housing background. Prospective occupants will find that these spaces accommodate standard furniture configurations without requiring bespoke or oversized pieces, simplifying the transition into new accommodation.

Proximity to Boon Keng MRT and Transit Value

The North East Line station at Boon Keng represents the critical transport asset anchoring this development's locational proposition. The station itself functions as an interchange and commuter node, with direct connections toward Serangoon, Hougang, and onward toward Punggol in the north-east, while southbound services reach Outram Park and connections into the City Hall cluster. For professionals working in Marina Bay, Raffles Place, or the central business district core, the Boon Keng connection provides a single-line commute without require transfers, a convenience that has historically sustained consistent rental demand across HDB properties in this vicinity.

The 10-minute walking distance to the station—approximately 870 metres—places the address within the optimal accessibility range where station proximity influences both commuting patterns and property valuations without creating noise or environmental concerns associated with immediate rail-side locations. This distance aligns with urban planning research suggesting that properties within a 10-minute walk to mass transit stations command rental premiums relative to similar units further afield, reflecting occupants' willingness to pay for simplified commute economics.

Investment and Rental Considerations

For investors evaluating 45 Bendemeer Road within a diversified residential portfolio, several factors merit consideration. The HDB lease structure, the unit sizes, and the immediate transport connectivity all influence likely rental trajectories. Two-bedroom configurations throughout the development appeal broadly to young professional couples, small families, and expatriate tenants seeking unfurnished or partially furnished residential space at price points below comparable private condominium offerings. The Boon Keng MRT proximity ensures a consistent tenant pipeline drawn from commuters prioritising transport convenience over absolute neighbourhood prestige or modern finishes.

Rental yields across comparable HDB properties in the Bendemeer–Boon Keng area typically range between 2% and 3% gross per annum, reflecting the modest entry price points and steady (though not premium) rental demand characteristic of mature estates. Investors should model conservative appreciation assumptions, as HDB values remain sensitive to lease decay as properties approach their later decades, a dynamic requiring careful financial modelling for properties purchased as 20-year-plus holdings.

Additional Buyer's Stamp Duty and Acquisition Costs

Singapore Citizens purchasing a second residential property—whether HDB or private—face an Additional Buyer's Stamp Duty (ABSD) charge of 20% applied to the purchase price, a material cost addition that materially affects total acquisition expenditure and investment returns. For a S$320,000 property (as a notional illustrative baseline across typical Bendemeer Road unit valuations), ABSD liability would approach S$64,000, requiring explicit factoring into financing calculations and down-payment planning. Permanent Residents and foreign nationals face even higher ABSD tariffs (25% and 30% respectively), making HDB acquisition significantly less economical for non-citizen purchasers.

First-time buyers—defined as individuals with no prior HDB or private residential property ownership—remain exempt from ABSD entirely, creating powerful financial incentives for first-purchase decision-making at developments like 45 Bendemeer Road where entry costs remain manageable relative to private alternatives. This exemption has historically sustained strong first-time buyer demand across HDB estates near major transport nodes, as the ABSD waiver compensates meaningfully against the absence of luxury finishes or architectural prestige.

Lease Duration and Long-Term Ownership Considerations

The lease tenure governing units at 45 Bendemeer Road reflects HDB's standard 99-year lease structure, a framework that requires careful attention from prospective buyers, particularly those contemplating extended ownership horizons beyond 30 years. While a 99-year lease provides adequate security for most occupancy profiles, properties approaching the 70–80-year mark in their lease cycles begin experiencing resale value pressure as potential future purchasers factor lease decay risk into their own acquisition decisions. Current units at 45 Bendemeer Road, being part of a development built in prior decades, will have accumulated lease expiration approaching those critical thresholds within 15–20 years, a dynamic that disciplined long-term investors must explicitly address in valuation models.

The HDB lease structure remains non-renewable; once a 99-year term expires, the property reverts to HDB with no mechanism for private extension. This distinction separates HDB from private leasehold residential properties, which (through en bloc redevelopment or individual lease extension mechanisms) occasionally provide paths toward tenure extension. Occupants intending to hold properties through retirement or pass assets to subsequent generations should factor potential lease maturity into succession planning.

Neighbourhood Context and Competing Alternatives

The district surrounding 45 Bendemeer Road encompasses several parallel HDB developments at comparable vintage, including properties along nearby streets such as Lavender, Kallang, and Rochor. These neighbouring estates offer broadly similar cost structures, lease profiles, and transport accessibility, creating natural competitive pressure that typically suppresses dramatic price appreciation across the broader ward. However, marginal variations in renovation quality, specific unit floor levels, and individual seller circumstances create meaningful variation in actual transaction prices even across properties with nearly identical official specifications.

The private residential market in the Boon Keng and Bendemeer vicinity remains limited, with boutique condominiums and landed properties commanding substantially higher price points that place them beyond reach for budget-conscious first-time buyers or investors prioritising yield over capital appreciation. This absence of nearby private competition supports the relative appeal of HDB options like 45 Bendemeer Road within their specific buyer demographic.

Suitability Across Different Buyer Profiles

First-time buyers represent the primary market segment for developments at 45 Bendemeer Road, drawn by entry-level pricing, ABSD exemption, and straightforward HDB financing pathways through HDB concessional loans available to first purchasers. Young professional couples without dependent children find two-bedroom configurations particularly attractive, providing adequate personal space without the financial burden of excess square footage.

Upgraders—existing HDB residents trading upward to larger or more conveniently located properties—constitute a secondary but significant buyer cohort, often realising capital gains from earlier HDB acquisitions to fund moves into properties near major transport nodes. Investors, particularly those within their first additional residential property purchase, must carefully weigh the 20% ABSD liability against projected rental yields and longer-term appreciation assumptions, with conservative buyer discipline essential to avoid over-leveraging.

High-net-worth individuals and luxury-focused purchasers would likely find 45 Bendemeer Road insufficiently differentiated from the broad HDB estate market, preferring boutique addresses and developments offering architectural distinction or prestige positioning. The development occupies a firmly middle-market positioning, which simultaneously explains its enduring appeal to its core demographic and its limited attraction to premium market segments.

Frequently Asked Questions

What rental yield might an investor expect from a two-bedroom unit at 45 Bendemeer Road?

Comparable two-bedroom HDB units in the Bendemeer–Boon Keng area typically achieve gross rental yields ranging between 2% and 3% per annum, reflecting the modest entry price points and steady but non-premium tenant demand characteristic of established estates. A unit acquired at approximately S$320,000 might generate monthly rental income in the region of S$500–S$800, depending on specific floor level, unit condition, and prevailing tenant preferences. These yield figures remain below prime private residential alternatives but reflect the lower capital acquisition cost and lower debt-service burden of HDB properties, making the absolute annual cash returns more attractive to investors working within constrained capital budgets.

How does pricing at 45 Bendemeer Road compare to recent per-square-foot transactions in the Boon Keng district?

Recent HDB transactions in the immediate Boon Keng vicinity have ranged between approximately S$420–S$500 per square foot, depending on unit age, renovation condition, and exact floor level; two-bedroom units in the 710–750 square-foot range typically trade around S$300,000–S$375,000 in current market conditions. The per-square-foot pricing at 45 Bendemeer Road remains broadly aligned with district averages, neither commanding a premium reflecting superior locational advantage nor trading at a discount suggesting obsolescence. Marginal variations in per-square-foot pricing across comparable properties in this estate typically reflect renovation quality, aspect (units with reduced direct sunlight or views toward blank walls often trade at slight discounts), and individual seller motivation rather than fundamental differences in locational value.

What ABSD implications should a second-time buyer understand when acquiring at 45 Bendemeer Road?

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty (ABSD) charge of 20% applied to the purchase price; for a S$320,000 unit this amounts to approximately S$64,000 in additional acquisition cost that materially affects overall investment return and financing requirement. The ABSD liability must be paid at the point of execution and cannot be financed through standard HDB or bank mortgages, requiring clear capital reserves or alternative funding arrangements before proceeding to completion. Second-time buyers should therefore model total acquisition costs at 120% of purchase price when evaluating affordability and returns, significantly reducing the apparent rental yield and extending the break-even point relative to comparable first-time purchases at identical price points.

What lease decay risk should buyers anticipate given the 99-year HDB lease at 45 Bendemeer Road?

The 99-year lease structure governing HDB properties means that as lease expiration approaches, typically beyond the 70–80-year mark, resale valuations begin experiencing meaningful compression as prospective future purchasers factor tenure erosion into their own acquisition decisions. Current units at 45 Bendemeer Road, developed decades ago, will reach those critical lease-decay thresholds within 15–20 years, creating a material risk for buyers intending extended ownership beyond 30 years or those relying upon property appreciation as a retirement funding mechanism. Unlike private leasehold properties which sometimes permit en bloc redevelopment or lease extension, HDB leases remain non-renewable; once the 99-year term expires, the property reverts to HDB with no private ownership pathway available. Prudent long-term holders should discount future resale values by 3–5% annually as their lease approaches maturity, or contemplate sale within 20–25 years to realise capital gains before lease decay becomes the dominant valuation driver.

How does proximity to Boon Keng MRT station affect long-term demand and capital appreciation prospects?

The location within 10 minutes' walking distance to Boon Keng MRT station on the North East Line provides a structural demand foundation that has historically supported stable rental occupancy and limited downside price volatility; properties significantly further from MRT stations typically experience weaker tenant demand and greater price sensitivity to broader market cycles. Urban economics research consistently demonstrates that HDB properties within 10-minute walking distance to major MRT stations command rental premiums of 10–15% relative to comparable units 20+ minutes walk away, a dynamic that translates into both superior gross yields and reduced void periods during tenant transitions. However, this MRT proximity advantage does not typically translate into rapid capital appreciation; rather, it supports consistent baseline demand that prevents the value erosion common in peripheral estates, making Bendemeer Road properties suitable for conservative wealth-building rather than speculative appreciation plays.

Which buyer profiles would find 45 Bendemeer Road most suitable, and which should likely consider alternatives?

First-time buyers represent the ideal market segment, benefiting from ABSD exemption and straightforward HDB concessional loan pathways that make entry-level pricing genuinely accessible compared to private alternatives; young professional couples without dependent children find two-bedroom configurations particularly attractive for their balance of adequate personal space and controlled carrying costs. Upgraders—existing HDB residents trading upward using capital gains from prior acquisitions—constitute a secondary strong market, whilst investors in their first additional residential property may find acceptable risk-return profiles if conservative yield assumptions are applied and lease-decay risks are properly modelled. Conversely, high-net-worth individuals prioritising architectural distinction or prestige positioning should likely explore boutique private developments or larger upgraded HDB properties in premium locations; young families with multiple children might find two-bedroom configurations constraining unless willing to accept reduced personal space; and investors seeking capital appreciation acceleration would find the modest size and established estate status insufficiently dynamic.

What TDSR constraints and financing headroom should buyers model at typical Bendemeer Road price points?

Typical two-bedroom HDB units at 45 Bendemeer Road trade at approximately S$320,000–S$360,000, which at current HDB concessional loan rates (around 2.6%) generates monthly instalment obligations of roughly S$1,600–S$1,800 over a 25-year repayment term. Singapore's Total Debt Service Ratio (TDSR) framework caps monthly debt service obligations at 60% of gross household income, meaning prospective buyers require household monthly income of at least S$2,700–S$3,000 to comfortably service an HDB mortgage at these price points without constraint; first-time buyers with lower incomes should model down-payment contributions exceeding the standard 10% to reduce loan quantum and monthly obligations. Properties priced at the upper end of the 45 Bendemeer Road range may challenge financing capacity for single-income households earning below S$6,000 monthly, particularly if carrying existing education loans, vehicle financing, or credit card obligations; such buyers may require spousal income contribution to achieve TDSR compliance or face rejection of mortgage applications despite property affordability.

How does 45 Bendemeer Road compare to competing HDB developments in the surrounding Boon Keng and Lavender district?

Neighbouring HDB estates along nearby streets such as Lavender, Kallang, and Rochor offer broadly comparable vintage, lease structures, and transport accessibility, creating natural competitive pricing pressure that suppresses dramatic differentiation across the broader neighbourhood. Units at 45 Bendemeer Road typically trade at price points within 2–3% of equivalent specifications at parallel nearby estates, with marginal variations reflecting specific floor levels, unit aspect, renovation quality, and individual seller circumstances rather than fundamental neighbourhood prestige differences. The absence of nearby private residential competition—boutique condominiums and landed properties in this ward command substantially higher price points—means that buyers choosing HDB are effectively selecting the development based on specific locational, transportation, or configuration advantages relative to other HDB alternatives rather than evaluating a genuine spectrum of residential product types.

Do specific unit stack levels or floor positions offer superior value at 45 Bendemeer Road?

Lower-level units (ground to third floor) typically trade at modest discounts of 2–4% relative to mid-stack equivalents, reflecting occupant preferences for reduced lift dependency and reduced noise transmission, though lower levels occasionally offer advantages for elderly occupants or those with mobility constraints avoiding stair usage. Mid-stack units (fourth to eighth floors) represent the optimal value positioning, commanding negligible premium whilst offering superior natural light and reduced noise exposure compared to ground-level alternatives; these floors typically sustain the strongest resale demand and most resilient pricing. High-floor units (ninth floor and above, depending on block height) may command 3–5% premiums reflecting superior views and light penetration, but this premium may not reflect equivalent improvement in functional utility for most occupants; investors should carefully evaluate whether premium pricing at upper floors justifies constrained tenant demand. Corner units throughout the development occasionally trade at modest premiums (1–2%) reflecting marginally superior light penetration, whilst units facing blank walls or service cores typically attract small discounts reflecting occupant preferences for aspect variety.

What future housing supply pipeline developments might affect long-term value trajectories in this district?

The Boon Keng and Bendemeer district represents a mature established estate with limited remaining HDB or private development sites, suggesting that meaningful new supply additions will remain constrained over the next 10–15 years; this scarcity dynamic supports steady baseline demand and prevents the excess supply situations that occasionally depress peripheral estates. Several en bloc collective sales of older private landed properties in adjacent areas have occurred or remain under discussion, potentially resulting in replacement apartment developments that could alter the district's demographic profile, though such conversions typically target premium price points rather than direct HDB-segment competition. The Singapore government's Housing and Development Board pipeline suggests continued minor infill and upgrading activities within the Kallang–Boon Keng precinct, including potential precinct-level renewal initiatives that could enhance amenities and transport connectivity over 10–20-year horizons. These trajectories generally favour existing HDB holdings through supply constraint and infrastructure enhancement, though buyers should monitor official announcements regarding neighbouring estates' upgrading programmes, as major works can temporarily disrupt amenity quality during multi-year construction phases.

45 Bendemeer Road — From S$3,200