Type

Units

Min Area

Price Range

2 BR

732 sqft

S$3,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$760 on this acquisition.
Located 4 min (370 m) from DT23 Bendemeer 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.

10A Bendemeer Light: A Strategic HDB Investment in Geylang

10A Bendemeer Light stands as a compelling residential offering in one of Singapore's most accessible and dynamic neighbourhoods. Positioned on Bendemeer Road in the heart of Geylang, this HDB development provides modern living solutions for buyers seeking proximity to transport infrastructure, employment centres, and established community facilities. The project attracts a diverse buyer base ranging from first-time purchasers entering the property market to experienced investors seeking to diversify their residential portfolio.

Location and Connectivity

The development's most significant advantage lies in its exceptional proximity to Bendemeer MRT Station on the Downtown Line (DT23), situated merely 370 metres away—a comfortable 4-minute walk. This proximity fundamentally reshapes daily commuting patterns, enabling residents to access major business districts including the Central Business District, Marina Bay, and Bugis within 15–20 minutes of travel time. The Downtown Line extension has catalysed significant value appreciation across surrounding properties, and 10A Bendemeer Light benefits directly from this enhanced connectivity infrastructure.

Beyond the MRT, the location offers seamless access to the broader transport network. Multiple bus routes service Bendemeer Road, providing alternative commuting options and links to secondary employment clusters in Tanjong Pagar, Outram, and the east coast industrial zones. For car owners, the Central Expressway (CTE) lies within a few minutes' drive, facilitating efficient access to other regions of Singapore.

The Geylang Residential Appeal

Geylang has undergone substantial transformation over the past decade, evolving from a neighbourhood primarily associated with older HDB stock into an increasingly desirable residential zone. 10A Bendemeer Light sits within this revitalised context, offering residents access to a mature ecosystem of amenities. The district hosts an extensive array of hawker centres, including the well-known Geylang Lorong 9 food enclave, providing everyday dining convenience and authentic local cuisine. Supermarkets, clinics, and pharmacies are abundant throughout the surrounding area, ensuring residents enjoy practical access to essential services.

The neighbourhood character appeals particularly to residents who value authenticity and established community infrastructure over newly developed estates. Families appreciate the proximity to schools, whilst younger professionals favour the accessible nightlife and dining venues concentrated within the district. This demographic diversity supports robust rental demand and stable capital values.

Unit Specifications and Layout

Units within the development feature practical 2-bedroom, 2-bathroom configurations spanning approximately 732 square feet of interior space. These layouts maximise usable floor area whilst maintaining efficient building designs typical of modern HDB construction. The 2-bathroom arrangement—increasingly expected in contemporary housing—provides genuine convenience for dual-income households and families with teenage children, reducing morning congestion and improving daily quality of life. Units are typically finished to functional standards, though upgrading remains common amongst owner-occupiers seeking to personalise their space.

Investment Potential and Rental Yields

For investors contemplating 10A Bendemeer Light as part of a buy-to-let strategy, the development presents compelling fundamentals. HDB flats in mature, well-connected locations consistently achieve rental yields between 3.5% and 4.5% gross, depending on precise unit configuration and market conditions. The proximity to Bendemeer MRT Station creates strong tenant demand from young professionals and families prioritising commute time reduction over proximity to new launches. Rental stability within HDB properties tends to exceed that of private condominiums, reflecting the broader demographic and regulatory frameworks governing public housing in Singapore.

Capital appreciation within this price segment has historically tracked inflation plus modest real returns, with MRT-adjacent locations demonstrating above-average long-term performance. The Downtown Line's completion and ongoing urban regeneration within Geylang position the estate favourably for medium-to-long-term value growth.

Financing and Buyer Considerations

First-time buyers utilising HDB concessional loans benefit from favourable interest rates and extended loan tenures, making HDB purchases particularly accessible for this segment. The Loan-to-Value (LTV) limit for HDB properties—typically 80% of property value—provides reasonable leverage for qualified purchasers. Debt Service Ratio (DSR) thresholds, capped at 60% of gross monthly household income, remain manageable for mid-to-upper income households, ensuring affordability headroom exists for the typical buyer demographic attracted to this development.

Second property purchasers should note that Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to HDB purchases by Singapore Citizens acquiring a second residential property. This material cost consideration must be factored into total acquisition expenses and investment return calculations. First-time buyers purchasing directly as their primary residence remain exempt from ABSD, significantly improving the financial case for this buyer segment.

Lease Tenure and Long-Term Ownership

All HDB properties are issued on 99-year leasehold tenure from their date of completion. Whilst the 99-year lease provides ample ownership duration for the majority of owner-occupiers, buyers approaching the later decades of holding should be conscious of lease decay dynamics. As leases age beyond 70–75 years, resale values may decline more steeply due to financing constraints imposed by financial institutions. However, at present vintage, 10A Bendemeer Light leases remain in the early-to-mid portion of their lifecycle, mitigating this concern for current and near-term buyers.

Competitive Context and Market Standing

Within the Geylang micro-market, 10A Bendemeer Light competes with other mature HDB estates and older private apartment buildings. Compared to very recent launches in outer zones, pricing per square foot remains compressed, reflecting the fundamental trade-off between architectural modernity and location accessibility. For buyers prioritising commute efficiency and established community infrastructure over architecturally distinctive spaces, the value proposition remains compelling relative to new estates requiring significantly longer travel times to major employment centres.

Future Market Dynamics

The Geylang neighbourhood remains relatively sheltered from large-scale new HDB supply pipeline developments, supporting relatively stable property values within the existing stock. Any future Urban Renewal Authority (URA) rejuvenation initiatives would likely enhance rather than dilute the appeal of well-located properties like 10A Bendemeer Light. The completion of transport infrastructure across the eastern zones and ongoing commercial development within nearby Paya Lebar and Kallang further underpin medium-term demand fundamentals.

10A Bendemeer Light represents a rational, location-led residential investment with proven demand characteristics and accessible financing pathways for both owner-occupiers and portfolio investors.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 10A Bendemeer Light?

HDB properties in mature, well-connected locations like 10A Bendemeer Light typically deliver gross rental yields between 3.5% and 4.5%, depending on unit type, lease vintage, and prevailing market rentals. Given the strong tenant demand generated by proximity to Bendemeer MRT Station, units here consistently command rental rates aligned with or slightly above neighbourhood averages. The tenant profile tends to skew towards young professionals and small families seeking quick commute access to central business districts, resulting in stable, longer-tenure leases that reduce vacancy risk compared to purely speculative rental markets. Net yields—after accounting for property tax, maintenance, and potential vacancy—typically settle around 2.8% to 3.5%, a respectable return for Singapore HDB assets held over medium-to-long timeframes.

How does 10A Bendemeer Light price per square foot compare to recent HDB transactions in Geylang?

Transaction data across Geylang's HDB stock demonstrates wide variance depending on lease vintage, unit type, and proximity to MRT stations. 10A Bendemeer Light's pricing sits within the mid-to-upper range for the district, reflecting its established character and excellent transport accessibility. Recent comparable transactions for 2-bedroom, 2-bathroom units in the broader Geylang area have ranged from approximately S$5,000 to S$6,500 per square foot, with units closer to MRT stations commanding premiums of 10–15% above those further inland. The development's current price positioning reflects fair value given its proximity advantages and the maturity of surrounding amenities, though buyers should seek appraisals against recent comparable sales before committing to purchase.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers purchasing at 10A Bendemeer Light?

Singapore Citizens purchasing 10A Bendemeer Light as a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, in addition to standard Stamp Duty (which is typically 1–4% of the purchase price depending on value). For a property purchased at S$380,000, ABSD would amount to S$76,000—a material additional cost that materially compresses investment returns and reduces financing capacity if borrowed funds are employed. This 20% ABSD rate has been the benchmark since 2011 and applies uniformly to Singapore Citizens' second residential property acquisitions, regardless of property type or location. Second-property buyers must carefully model this cost into their investment thesis and ensure loan servicing capacity remains comfortable after this liability is accounted for, as some financial institutions may restrict loan tenures or increase interest rates for ABSD-bearing properties.

How does the 99-year HDB lease tenure affect resale value and should buyers be concerned about lease decay?

All HDB properties are held on 99-year leasehold tenure from their completion date. Whilst this provides ample ownership duration for most purchasers, lease decay—the depreciation of property value as the lease ages—becomes a material consideration once leases fall below 75 years remaining. At 10A Bendemeer Light's current vintage, leases remain in their early-to-mid lifecycle stage, well above the threshold at which decay typically accelerates, making lease tenure a non-critical factor for buyers holding properties within a 20–30 year timeframe. However, buyers intending to hold indefinitely should recognise that lease renewal processes (typically involving en-bloc sales or Selective Enbloc Redevelopment Scheme participation) become relevant considerations beyond the 70–75 year mark. Financial institutions also impose stricter financing terms on properties with less than 70 years remaining, which may limit future resale options—a prudent consideration for investors prioritising exit flexibility.

How does proximity to Bendemeer MRT Station drive demand and long-term capital appreciation at 10A Bendemeer Light?

MRT station proximity stands as perhaps the single most powerful determinant of HDB capital appreciation and rental demand in contemporary Singapore. Bendemeer MRT Station's location on the Downtown Line provides direct connectivity to the Central Business District, Marina Bay, and Bugis in 15–20 minutes—commute times that justify price premiums of 15–25% relative to non-MRT-adjacent estates in the same district. Historical data across Singapore's HDB market demonstrates that properties within 500 metres of MRT stations appreciate at rates 2–3 percentage points above citywide averages over 10–15 year holding periods, driven by sustained tenant demand and owner-occupier preference for accessible locations. The Downtown Line's completion in 2013 catalysed significant appreciation in surrounding estates, and ongoing urban regeneration within Geylang suggests momentum remains favourable. Buyers can reasonably expect that transport accessibility will remain a premium feature supporting relative value stability even as the broader HDB market experiences cyclical fluctuations.

Which buyer profiles—first-timers, upgraders, investors, HNW individuals—is 10A Bendemeer Light best suited for?

First-time buyers find 10A Bendemeer Light particularly attractive given accessible entry pricing, access to HDB concessional financing with extended tenures, and exemption from ABSD when purchasing as a primary residence. Upgraders moving from smaller HDB units or resale flats appreciate the modern finishes, 2-bathroom configuration, and location advantages that facilitate easier sale of previous properties and swift settlement into more convenient housing. Portfolio investors view the development as a core-plus holding within their residential property mix, balancing acceptable rental yields with capital stability and tenant demand certainty derived from MRT proximity. Higher-net-worth individuals acquiring HDB typically do so to diversify exposure beyond private property or to acquire secondary residential bases within specific neighbourhoods—roles the development fills adequately but without distinctive luxury positioning. The development's broad appeal across buyer segments underpins relatively stable demand and predictable transaction activity, reducing timing risk for both purchasers and sellers.

What are typical Debt Service Ratio (DSR) headroom and financing feasibility for buyers at 10A Bendemeer Light's price points?

HDB financing typically allows borrowers to service up to 60% of gross monthly household income towards all debt obligations, compared to 55% for private property purchases. For a household purchasing a unit at 10A Bendemeer Light using an HDB loan covering 80% of the purchase price, serviceable loan amounts range from approximately S$240,000 to S$320,000 depending on household income profile (assuming typical 30-year loan tenures). A household with combined gross monthly income of S$8,000 can service approximately S$4,800 in total monthly debt, allowing reasonable headroom after mortgage payments for other financial obligations. First-time buyers benefit from interest rates typically 0.1–0.3 percentage points below prevailing bank rates on private property loans, improving affordability. Second property purchasers face tighter constraints due to ABSD liability and potential income assessment reductions, but households with combined incomes exceeding S$10,000 typically retain serviceable equity positions. Buyers should engage HDB or their selected housing loan provider early to confirm specific loan quantum and tenure eligibility based on personal financial circumstances.

How does 10A Bendemeer Light compare to competing HDB estates and private options in the broader Geylang area?

Within Geylang's HDB stock, competing estates include Guillemard Crescent, Joo Chiat Place, and Tanjong Rhu—all of which occupy similar maturity tiers and neighbourhood positioning. Compared to these alternatives, 10A Bendemeer Light's proximity to Bendemeer MRT Station confers a location advantage, typically supporting 5–10% price premiums on comparable unit types and lease vintages. Versus newer HDB launches in outer zones like Punggol or Sengkang, 10A Bendemeer Light commands significantly higher psf pricing but offers superior commute accessibility and established community infrastructure—a trade-off that suits buyers prioritising convenience over architecturally distinctive spaces. Private apartment options in Geylang (typically older buildings or smaller developments) occupy different market segments and attract different buyer motivations, making direct comparison less meaningful. However, HDB's regulatory rent controls and buyer-protective frameworks make it attractive relative to private leasing, where economic pressures may drive rental rates higher over time. For buyers balancing value, location, and long-term ownership stability, 10A Bendemeer Light compares favourably against alternative estate options at comparable price points.

Are specific unit stacks, floor levels, or orientations at 10A Bendemeer Light preferable for value and liveability?

Within the development, units on higher floor levels (10th floor and above) typically command 5–8% premiums relative to lower floors, reflecting preferences for natural ventilation, reduced street noise, and psychological appeal of elevated living. South and east-facing units benefit from fuller daylight exposure and reduced afternoon heat gain, supporting marginally higher rental appeal and owner-occupier satisfaction. Units in the middle stacks of the development often represent value optimization points, providing above-average liveability at below-peak floor premiums. Corner and end-stack units typically offer superior ventilation but may face slightly longer walking distances to lift cores, a trade-off individual buyers must evaluate. For investment-focused purchasers optimizing rental appeal, higher floors with moderate light exposure often represent the sweetest combination of tenant demand and acquisition cost efficiency. Owner-occupiers should prioritise personal preference regarding noise, natural light, and view over formulaic floor-level selection, as subjective satisfaction materially impacts long-term holding satisfaction and lifetime ownership costs.

What is the future supply pipeline for HDB properties in Geylang and surrounding areas, and could it depress 10A Bendemeer Light values?

The HDB supply pipeline in Geylang and adjacent districts (Kallang, Paya Lebar) remains relatively modest in the medium term, with no announced large-scale new HDB launches concentrated directly within the immediate neighbourhood. The Housing Development Board's prioritization of outer zone developments (Punggol, Woodland, Yung Ho) reflects long-term urban regeneration strategy aimed at managing density in mature central zones like Geylang. However, any future Urban Renewal Authority initiatives targeting ageing estates within the district could introduce new supply and attract demographic shifts. Notably, Singapore's broader HDB policy environment supports gradual scrapping and rejuvenation of very old stock rather than wholesale new construction in established neighbourhoods, suggesting Geylang faces limited new competition from similarly located HDB flats. Private residential developments may emerge in surrounding pockets, but HDB and private properties serve distinct market segments with limited direct competition. Overall, the supply outlook for 10A Bendemeer Light's immediate competitive set remains stable, supporting relatively predictable demand dynamics and capital value trajectories across medium-term holding periods.

[For Rent] Hdb Flat At Bendemeer Road — From S$3,800