Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.3M

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$250K on this acquisition.
Located 4 min (350 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.

10B Bendemeer Light: A Mature HDB Development Near Bendemeer MRT

10B Bendemeer Light stands as an established public housing development positioned along Bendemeer Road in Singapore's northeast corridor. The project comprises units of varying configurations, with a substantial proportion of three-bedroom flats and larger layouts designed to accommodate multi-generational families and upgraders seeking additional space. The development's proximity to Bendemeer MRT station (DT23 line) places it within a four-minute walking distance—approximately 350 metres—making it an exceptionally convenient choice for commuters relying on public transport across the island.

The neighbourhood surrounding 10B Bendemeer Light benefits from decades of maturation, offering residents access to established markets, food courts, schools, and community facilities. The Bendemeer area is characterised by a solid mix of HDB blocks and private residential enclaves, creating a diverse and stable residential environment. Residents enjoy proximity to several shopping destinations and dining options within walking distance, whilst the broader Serangoon and Kallang precinct extends amenities further afield. The development's location places it within reach of key employment centres in the CBD and Marina Bay, with the DT23 line providing efficient connections via downtown Singapore's integrated transport network.

Pricing and Market Position

Units at 10B Bendemeer Light are currently priced from approximately S$1.25 million, positioning the development competitively within the mid-tier HDB resale market for spacious multi-bedroom configurations. Pricing reflects the maturity of the block, its established location, and prevailing market conditions for public housing in this district. The per-square-foot valuation aligns with recent transactions in comparable Bendemeer precinct developments, where three-bedroom and four-bedroom flats have demonstrated consistent demand from upgraders and investors alike. Market sentiment for this area remains positive, supported by strong MRT connectivity and the ongoing appeal of the northeast corridor as a residential destination.

Unit Configuration and Space

The development offers units ranging across multiple bedroom configurations, with emphasis on three-bedroom layouts providing approximately 1,000 square feet of internal space. Such configurations deliver generous living areas suitable for established families, whilst remaining more efficient than larger five-room flats in terms of maintenance costs and utility consumption. The internal finishes and layouts are typical of modern HDB standards, with functional kitchen spaces and segregated sleeping areas. Two-bathroom configurations in select units enhance convenience for larger household occupancy, reducing morning queuing and adding appeal to multi-generational living arrangements.

Transport and Connectivity

The four-minute walk to Bendemeer MRT station (DT23) fundamentally transforms the transport experience for residents, positioning the development within Singapore's most efficient public transit network. The Downtown Line provides direct connectivity to Bugis, Raffles Place, and Marina Bay, eliminating the need for interchange at major stations during peak hours. Bus services along Bendemeer Road and surrounding streets supplement MRT access, offering flexibility for shorter-distance journeys across the northeast region. Motorists benefit from proximity to key expressways including the Pan-Island Expressway (PIE), reducing commute times to the west and facilitating airport access via the East Coast Parkway.

Investment Potential and Rental Yield

For investors, 10B Bendemeer Light presents a stable rental yield proposition underpinned by consistent demand from young professionals, expatriates, and smaller families seeking three-bedroom configurations in a mature, MRT-connected location. The Bendemeer area's established reputation and demographic profile of renters favour modest but predictable rental returns, typically ranging between 3% and 4% per annum depending on unit configuration and market conditions. The development's accessibility to business districts and educational institutions reinforces demand stability, whilst the proximity to Bendemeer MRT supports rental competitiveness against other developments further from transport hubs. Long-term capital appreciation reflects the maturity and stability of the location rather than dramatic revaluation, making it a prudent choice for conservative investors prioritising steady yield over speculative upside.

Buyer Profiles and Suitability

First-time HDB upgraders moving from smaller two-room or three-room units will find the spacious layouts at 10B Bendemeer Light an ideal stepping stone to family-sized living. Young couples with children or multi-generational households seeking efficient, well-located housing benefit from the additional bedroom and bathroom provisions. Investors seeking established, low-volatility assets with predictable tenant demand will appreciate the mature demographic profile and strong MRT connectivity underpinning occupancy rates. Downsizers transitioning from landed property appreciate the security, amenities, and maintenance-free management that HDB living provides, combined with the accessibility of excellent public transport.

Financing and Affordability

HDB loan schemes remain the most accessible financing route for Singapore Citizens and Permanent Residents, with loan-to-value ratios typically reaching 80% to 90% depending on the borrower's age and income profile. At current price points, total debt servicing ratios remain well within regulatory parameters for most qualified buyers, with the development's mature status and stable area profile supporting lending decisions across major financial institutions. Cash buyers benefit from the absence of bank appraisal risk, whilst mortgaged purchases are supported by the HDB's concessional loan rates, which remain below prevailing commercial mortgage rates. First-time buyers utilising their entire CPF balance for down payment can substantially reduce cash outlay, improving overall liquidity for furnishing and upkeep.

Lease Tenure and Long-Term Considerations

HDB flats at 10B Bendemeer Light are held on 99-year leasehold tenure, which is standard across the entire HDB public housing portfolio. This lease period provides sufficient runway for ownership across two or three generations of family occupation, with minimal lease decay concerns affecting resale value during the majority of the ownership period. Buyers should note that as the lease approaches 80 years remaining, resale value growth may plateau compared to newer developments; however, this concern is unlikely to materialise within the timeframe of typical owner-occupancy or medium-term investment holding periods. The government's historical track record of lease extensions and renewal policies provides additional confidence in the long-term viability of HDB leasehold tenure as a secure form of residential ownership.

Nearby Developments and Market Comparables

The Bendemeer precinct includes several contemporary HDB blocks and a small number of private residential enclaves, creating a mixed-tenure environment that supports diversity and stability across the neighbourhood. Comparable three-bedroom HDB flats in nearby blocks along Serangoon Road and Jalan Rajah command similar pricing to 10B Bendemeer Light, reflecting the area's established reputation and transport connectivity. Private condominium developments in the immediate catchment area tend to command substantial premiums—often 50% to 100% higher per square foot—making HDB ownership the pragmatic choice for budget-conscious families prioritising proximity to MRT and established residential character. Recent resale transactions in comparable blocks demonstrate steady price appreciation aligned with overall HDB market trends, supporting confidence in the development's stability as a residential investment.

Future Supply and Market Outlook

The northeast corridor's supply pipeline reflects the government's focus on densification around key MRT stations, with new launches concentrated in areas further north along the Sengkang and Punggol axes. The Bendemeer precinct, being mature and fully developed, is unlikely to experience significant new HDB supply disruption, supporting the stability of pricing for existing developments. This relative scarcity of new stock in the immediate vicinity reinforces the appeal of 10B Bendemeer Light as a long-established, proven residential asset unlikely to face competition from new launches immediately adjacent. Longer-term regeneration of the Kallang area and ongoing infrastructure improvements along the eastern corridor position the broader district favourably for sustained demand and gradual capital appreciation.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom unit at 10B Bendemeer Light if purchased as an investment property?

Rental yields for three-bedroom configurations at 10B Bendemeer Light typically range between 3% and 4% per annum, depending on floor level, internal condition, and prevailing market demand. The Bendemeer area's maturity and strong MRT connectivity support consistent tenant demand from young professionals and families, creating a stable rental pool that maintains occupancy rates above 95% in most market cycles. Investors should factor in HDB maintenance fees, property tax, and potential rental agent commissions when calculating net yield; after these deductions, real yield tends to settle in the 2.8% to 3.5% range, making it a conservative but reliable income-producing asset for those seeking steady returns over capital growth.

How does the pricing per square foot at 10B Bendemeer Light compare to recent HDB resale transactions in the Bendemeer area?

At approximately S$1.25 million for units around 1,000 square feet, 10B Bendemeer Light achieves a per-square-foot price of roughly S$1,250 psf, which aligns closely with recent resale comparables for three-bedroom HDB flats in the Bendemeer and Serangoon Road precinct. Recent transactions in nearby blocks such as Jalan Rajah and Serangoon Road have demonstrated asking prices in the S$1,200 to S$1,350 psf range for similar configurations, placing 10B Bendemeer Light competitively within the median market band. The development's mature status, established transport links, and neighbourhood reputation support this valuation level, which reflects neither a premium nor discount relative to peer developments in the immediate area.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 10B Bendemeer Light?

A Singapore Citizen purchasing a second residential property at 10B Bendemeer Light will incur ABSD at the current rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty of between 1% and 4%. On a S$1.25 million purchase, this translates to approximately S$250,000 in ABSD liability, representing a significant cost that must be factored into the overall acquisition budget and investment returns analysis. This ABSD burden applies only to second and subsequent residential property purchases; first-time buyers are exempt, and those purchasing with the intention of owner-occupation may benefit from certain exemptions or reductions depending on their specific circumstances and the disposal of any previous residential property.

What is the lease decay risk and how does it affect long-term resale value for units at 10B Bendemeer Light?

HDB flats at 10B Bendemeer Light are held on a 99-year leasehold tenure, which is standard across the entire public housing portfolio and was typically granted at the time of original flat completion several decades ago. Lease decay becomes a material consideration once the remaining lease term drops below approximately 80 years, at which point resale valuations may experience growth deceleration compared to newer developments; however, this threshold is unlikely to affect current purchasers' investment timelines significantly unless ownership extends beyond 20 to 25 years. The Singapore government's longstanding policy of lease extension and renewal mechanisms provides additional assurance that HDB tenure remains a secure and enforceable form of residential ownership, with precedent suggesting that renewal terms are made available on reasonable commercial bases well before lease expiry becomes problematic.

How does proximity to Bendemeer MRT station (DT23) influence demand and capital appreciation prospects for this development?

The four-minute walk to Bendemeer MRT station (DT23) positions 10B Bendemeer Light within Singapore's most efficient and densely utilised public transport corridor, creating sustained demand from commuters requiring fast, reliable connectivity to the CBD, Marina Bay, and eastern precincts. MRT-adjacent HDB developments historically command 15% to 25% premiums over identical units situated 15 to 20 minutes' walking distance from major stations, reflecting the transport time savings and convenience premium that Singapore buyers consistently value. Capital appreciation for developments at this proximity to MRT tends to track above general HDB market trends during periods of strong economic growth, supported by reduced transport cost burdens for residents and enhanced attractiveness to both owner-occupiers and rental investors seeking maximum utility and convenience.

Which buyer profiles—such as first-timers, upgraders, HNW investors, or downsizers—are best suited to 10B Bendemeer Light?

First-time upgraders moving from smaller two-room or three-room HDB configurations find the spacious layouts and established neighbourhood character of 10B Bendemeer Light ideally pitched for family formation and long-term owner-occupation, whilst the MRT connectivity reduces commute friction as their careers progress. Upgraders with children seeking family-sized accommodation benefit from the additional bedrooms and bathrooms, combined with proximity to established schools and community facilities across the Bendemeer and Serangoon area. Conservative investors prioritising stable, predictable rental yields and low capital volatility appreciate the mature demographic profile and established tenant demand that characterises the development, though prospective landlords must accept modest 3% to 4% annual returns rather than speculative upside. Downsizers transitioning from landed property to low-maintenance HDB living find the convenient location, secure community environment, and excellence of public transport particularly attractive, supporting an active second-hand market segment within this buyer category.

What are the TDSR and financing headroom considerations at the current price point of 10B Bendemeer Light?

At the current price point of approximately S$1.25 million, a purchaser financing 85% of the acquisition via HDB concessional loan would require a monthly debt servicing commitment of roughly S$5,500 to S$6,200, depending on loan tenure and prevailing HDB interest rates. For a household with combined gross monthly income of S$12,000 to S$15,000, this represents a Total Debt Servicing Ratio (TDSR) of approximately 40% to 45%, comfortably within the regulatory ceiling of 60% and leaving substantial headroom for other credit obligations or living expenses. First-time buyers utilising their full CPF balance for down payment can reduce the required loan amount by 10% to 20%, further improving TDSR and reducing monthly cash flow pressure, making the development accessible to buyers across a wide income spectrum from lower-middle to upper-middle income households.

How does 10B Bendemeer Light compare to competing developments in the immediate Serangoon and Kallang precincts?

Comparable HDB developments within the Serangoon, Jalan Rajah, and Bendemeer cluster command pricing in the S$1.2 million to S$1.4 million range for three-bedroom configurations, with specific premiums varying based on block age, floor level, and internal condition rather than location differentials. Private condominium developments such as those emerging along the Kallang Riverside precinct command substantially higher valuations—often S$800,000 to S$1.2 million for two-bedroom units—making HDB ownership the practical choice for budget-conscious families seeking space and transport connectivity. In the purely HDB-versus-HDB comparison, 10B Bendemeer Light occupies a competitive middle position: newer blocks further north in Sengkang and Punggol tend to command premiums of 5% to 10% due to modern finishes and amenities, whilst older blocks in the Kallang environs may trade at modest discounts, positioning the Bendemeer development as a stable, fairly-valued option.

Which unit stack, floor level, or orientation typically offers the best value at 10B Bendemeer Light?

Mid-to-upper floor units (levels 8 to 15) typically offer the most attractive value proposition, balancing natural light and views against the construction costs and buyer preferences that push penthouse-level units to premiums of 8% to 15% and lower floors to modest discounts due to reduced privacy and street-level noise. Units oriented toward less congested streets or green spaces within the development precinct tend to achieve slightly better resale velocity and rental demand than those fronting major roads; however, the absolute premium rarely exceeds 3% to 5% per square foot, making orientation a minor rather than decisive value factor. Corner and end units occasionally command small premiums of 2% to 4% due to increased natural light and cross-ventilation, though in the subtropical Singapore climate with consistent air-conditioning, this advantage carries less weight than in temperate markets.

What is the future supply pipeline in the broader Kallang, Serangoon, and northeast district, and could it impact 10B Bendemeer Light's resale value?

The northeast corridor's new HDB supply pipeline is concentrated in Sengkang and Punggol, where Build-to-Order (BTO) launches continue to target young families and first-time buyers with competitive pricing and modern amenities; the mature Bendemeer and Serangoon precincts are unlikely to receive significant new HDB completions within the next 5 to 10 years. This relative supply scarcity supports the stability and resale attractiveness of 10B Bendemeer Light, as prospective buyers unable to secure Sengkang or Punggol BTO launches often gravitate toward established resale properties offering immediate occupancy and mature neighbourhood character. Longer-term regeneration initiatives along the Kallang riverside and ongoing infrastructure improvements across the eastern corridor position the broader district favourably for sustained demographic demand, reducing the risk of localised supply shocks that could compress valuations for mature blocks in the precinct.

10B Bendemeer Light — From S$1.3M