Type

Units

Min Area

Price Range

2 BR

710 sqft

S$420K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$420K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$84,000 on this acquisition.
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.

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45 Bendemeer Road: Quality HDB Living in Established Novena

45 Bendemeer Road represents a compelling housing opportunity in one of Singapore's most sought-after residential precincts. Positioned in the Novena district, this HDB development offers practical accommodation for a diverse range of buyers seeking stable neighbourhoods with proven amenities and strong connectivity to the wider island.

The development's strategic location has positioned it as a logical choice for families, upgraders, and investors alike. Bendemeer Road sits within walking distance of essential services including healthcare facilities, retail options, and educational institutions that have established themselves over decades as integral to community life. The neighbourhood's maturity means residents benefit from settled infrastructure and reliable services rather than the uncertainties often associated with emerging estates.

Proximity to Boon Keng MRT and Transport Connectivity

At approximately 870 metres from NE9 Boon Keng MRT Station, 45 Bendemeer Road offers convenient access to Singapore's rapid transit system. This 10-minute walk positions residents within the North-East Line network, enabling swift movement across the island to employment hubs, shopping districts, and leisure destinations. The MRT proximity has historically underpinned property value stability and rental demand in this locality, as commuters consistently prioritise walkable distances to stations when evaluating residential options.

Beyond the MRT, bus services operate extensively throughout the Novena area, providing alternative connectivity for residents who prefer surface transport or wish to access destinations not directly served by the rail network. This multi-modal transport advantage has contributed to the district's sustained appeal across property cycles.

Housing Specifications and Practical Design

Units at 45 Bendemeer Road are configured to maximise liveable space while maintaining efficiency in construction and maintenance. The development features thoughtfully planned layouts that accommodate modern family needs without sacrificing affordability. Floor areas in the region of 710 square feet support comfortable living for couples, young families, or single professionals seeking spacious accommodation beyond what smaller format housing provides.

The building design reflects HDB construction standards that prioritise durability and low maintenance costs. This ensures that owner-occupiers and investors benefit from predictable running expenses and strong long-term asset quality, contributing to the development's suitability across different buyer profiles and investment timeframes.

Investment and Rental Potential

The Novena district has established itself as a reliable locale for rental properties, supported by continuous demand from expatriates, young professionals, and relocating families. Properties at 45 Bendemeer Road are positioned to capture this demand, with unit configurations that appeal broadly to the private rental market. The proximity to Boon Keng MRT enhances rental attractiveness, as tenants consistently prioritise properties requiring minimal commute times to offices and educational institutions across the island.

Historical rental yields in the Novena precinct have demonstrated resilience through various market conditions. Investors purchasing at current price points can reasonably anticipate competitive rental income relative to the purchase price, particularly when accounting for the strong underlying demand for accommodation in well-connected residential estates. The development's established status within the neighbourhood further supports tenant confidence and lease longevity.

Pricing Position and Market Context

Current pricing from S$419,999 places 45 Bendemeer Road within an accessible range for first-time buyers utilising HDB financing schemes, existing homeowners seeking to upgrade, and investors building residential property portfolios. The price-per-square-foot positioning reflects the maturity of the Novena estate and the established nature of the neighbourhood, where transaction history demonstrates consistent demand rather than speculative price volatility.

Recent comparable transactions in the surrounding area underscore that per-square-foot valuations in Bendemeer Road align with neighbourhood benchmarks. Buyers evaluating this development can reference neighbouring properties and recent sales to confirm pricing sits within established market parameters, providing confidence that purchase decisions rest on rational valuation rather than outlier pricing.

Financing and Buyer Accessibility

For owner-occupiers, HDB loan schemes and approved bank financing render this development accessible to a wide buyer base. The total debt service ratio considerations at current price points remain favourable for employed Singapore Citizens and Permanent Residents meeting standard lending criteria. First-time buyers particularly benefit from HDB concessional loan rates and reduced down-payment requirements, substantially lowering barriers to homeownership compared to private property acquisition.

For investors and second-property buyers, it is essential to account for Additional Buyer's Stamp Duty at the current rate of 20% levied on the purchase price when acquiring a second residential property as a Singapore Citizen. This duty materially affects the total acquisition cost and must be factored into investment returns analysis and financing headroom calculations.

Capital Appreciation and Long-Term Value

Properties in established HDB estates with proven MRT connectivity have historically demonstrated steady capital appreciation aligned with broader housing market cycles and inflation. Novena's maturity as a residential precinct, combined with its central location and transport links, supports confidence in long-term value retention. Buyers should approach appreciation expectations conservatively, recognising that HDB markets are influenced by government policy, lease decay considerations on older flats, and the introduction of new supply in competing precincts.

The lease length on HDB properties remains a key consideration for long-term value. Prospective buyers are advised to review lease tenure to assess potential resale value implications in future decades, particularly as lease decay becomes more pronounced for properties approaching 60 years of age.

Suitability Across Buyer Profiles

First-time homebuyers find 45 Bendemeer Road particularly attractive due to accessible financing, proven neighbourhoods, and straightforward HDB purchase processes. Upgraders moving from smaller units appreciate the additional space and established facilities without the premium pricing associated with newer private developments. Investors benefit from the rental market strength, MRT accessibility, and stable underlying asset class characteristics. High-net-worth individuals exploring residential diversification may view the development as part of a broader property portfolio strategy, particularly when factoring in rental yields and capital stability relative to alternative asset classes.

District Infrastructure and Future Development

The Novena planning area benefits from mature infrastructure planning, with established institutions anchoring the neighbourhood's residential appeal. Future supply pipelines in adjacent districts may influence longer-term appreciation rates, though the established demand fundamentals in Novena itself suggest resilience against oversupply pressures. Buyers evaluating 45 Bendemeer Road should consider broader district development plans and any announced residential projects within the wider Novena-Kallang corridor when assessing long-term capital appreciation potential.

Frequently Asked Questions

What rental yield can investors expect from 45 Bendemeer Road as an investment property?

Historical data from comparable HDB properties in the Novena district suggests gross rental yields typically range between 2.5% and 3.5% annually, depending on unit configuration and tenant profile. Units at 45 Bendemeer Road, positioned near Boon Keng MRT, attract consistent tenant demand from professionals and expatriates seeking convenient transport links, which supports stable rental income relative to the purchase price. Investors must account for HDB-managed property taxes, maintenance fees, and potential vacancy periods when calculating net yield; these costs typically consume 15–20% of gross rental income, resulting in net yields in the range of 2.0% to 2.8%. Given the established status of the Novena precinct and proven rental demand, investors can reasonably expect competitive returns relative to alternative HDB investments in less well-connected estates.

How does the price per square foot at 45 Bendemeer Road compare to recent transactions in the Novena area?

Recent HDB transactions in the Novena neighbourhood, particularly those within 500–800 metres of MRT stations, have traded at price-per-square-foot rates broadly aligned with the 45 Bendemeer Road pricing. Comparable properties with similar bedroom counts and floor areas in the immediate vicinity have demonstrated price-per-square-foot valuations in the region of S$590–620 per square foot, reflecting the established neighbourhood status and transport accessibility. The development sits within this established range, confirming that current pricing reflects market-driven valuation rather than premium positioning. Buyers evaluating this development can reference recent sales of neighbouring flats to verify pricing legitimacy and ensure they are not acquiring above-market valuations.

What is the Additional Buyer's Stamp Duty impact for second-property buyers at this development?

Singapore Citizens purchasing 45 Bendemeer Road as a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a purchase priced at S$419,999, this equates to ABSD of approximately S$84,000, materially increasing total acquisition costs beyond the stated purchase price. Second-property buyers must account for this 20% duty when calculating total financing requirements, loan-to-value ratios with lenders, and overall investment returns. Permanent Residents face additional ABSD considerations, with rates varying by immigration status, so it is essential for non-citizens to verify their specific duty obligations with the Inland Revenue Authority of Singapore before proceeding with acquisition.

What lease decay risks should buyers consider for 45 Bendemeer Road?

HDB properties, like all leasehold properties in Singapore, are subject to lease decay, whereby property values typically decline as the lease tenure shortens, particularly as the flat approaches 60 years of age. The remaining lease length for properties at 45 Bendemeer Road directly influences long-term resale value and should be a primary consideration in any purchase decision. Properties with leases below 60 years may face reduced rental demand, lower valuation multiples from buyers, and challenges securing bank financing, as many lenders impose minimum lease-length requirements for mortgage approval. Prospective buyers should verify the lease commencement date and calculate remaining tenure to assess whether the property aligns with their long-term ownership intentions. HDB lease buyback schemes exist for eligible properties, though these operate within specific parameters and are not guaranteed for all flats, making lease assessment essential to investment planning.

How does proximity to Boon Keng MRT station affect demand and capital appreciation at this location?

MRT accessibility is among the most significant determinants of HDB property demand and capital appreciation across Singapore. The 870-metre proximity of 45 Bendemeer Road to NE9 Boon Keng MRT Station positions the development within an ideal walking distance for commuters, substantially enhancing its attractiveness to owner-occupiers and tenants alike. Properties within 10 minutes' walk of MRT stations have historically appreciated at rates 15–25% higher than comparable estates lacking direct transport connectivity, reflecting sustained demand from transport-conscious buyers. The North-East Line further enhances the utility of this location, offering direct connections to the city centre, major employment hubs, and educational institutions. Capital appreciation potential is materially supported by this transport advantage, which has proven resilient through multiple property cycles and is unlikely to diminish as transport remains a fundamental factor in residential property valuation.

Which buyer profiles are best suited to 45 Bendemeer Road?

First-time homebuyers represent an ideal profile for this development, as the established neighbourhood, accessible pricing, straightforward HDB purchase process, and MRT proximity combine to offer compelling entry-level ownership opportunities with minimal risk. Upgraders transitioning from smaller HDB flats find the available unit configurations provide meaningful additional space whilst maintaining affordability compared to private property alternatives. Young families appreciate the neighbourhood's educational facilities, healthcare services, and stable community infrastructure, supporting long-term residential satisfaction. Investors seeking reliable rental yields and capital stability benefit from proven tenant demand in the Novena precinct and the MRT connectivity that underpins sustained rental appeal. High-net-worth individuals exploring diversified property portfolios may view 45 Bendemeer Road as a complementary holding offering stable returns and operational simplicity relative to alternative asset classes.

What TDSR implications exist at typical price points for 45 Bendemeer Road, and what financing headroom can buyers expect?

Total Debt Service Ratio regulations limit most borrowers to a TDSR of 60% of gross monthly income, ensuring sufficient income remains after servicing all debts, including the property mortgage. At current pricing from S$419,999 with typical HDB loan terms of 25 years at prevailing interest rates, the monthly mortgage servicing typically requires gross monthly income of approximately S$2,800–3,200 for owner-occupiers, depending on existing debt obligations. This pricing point is accessible to employed Singapore Citizens and Permanent Residents with stable incomes in the S$4,600–5,300 monthly range, assuming minimal existing debt. Investors and second-property buyers should anticipate tighter TDSR calculations if they carry existing property mortgages, potentially requiring higher income thresholds to qualify for full loan amounts. HDB concessional loan rates and approved bank financing both support accessible financing for owner-occupiers, though individual lender assessments may vary based on employment history and credit profile.

How does 45 Bendemeer Road compare to competing HDB developments in the Novena and Kallang area?

The Novena planning area includes several HDB estates developed across different decades, offering comparable properties with varying characteristics. Properties in neighbouring blocks of Bendemeer Road itself offer direct comparability, whilst estates in Kallang such as Aljunied and MacPherson provide alternative options at similar or slightly lower price points, though often with greater distance from MRT stations. Newer or more recently upgraded HDB estates in other districts may command premium pricing, reflecting improved finishing and facilities, though Bendemeer Road compensates with established neighbourhood maturity, proven transport connectivity, and rental market stability. The pricing advantage of 45 Bendemeer Road relative to newer developments, combined with its MRT proximity and established infrastructure, renders it a particularly attractive option for buyers prioritising accessibility and proven value over newer construction premiums. Investors comparing rental yields across competing developments should favour 45 Bendemeer Road's established rental demand over speculative newer properties lacking comparable tenant demand history.

Which unit stacks or floor levels at 45 Bendemeer Road offer optimal value for money?

Lower-floor units, typically at storeys 2–3, frequently offer superior value proposition for owner-occupiers, as they command slightly lower pricing relative to mid-floor and upper-floor units while delivering identical floorpan and facilities access. Investors should consider mid-floor units, typically from storey 4–6, which command modest pricing premiums but offer enhanced rental appeal to tenants seeking natural light, privacy, and lower external noise from ground-level street activity. Upper-floor units, from storey 7 onwards, attract premium pricing but offer limited additional functional advantage in HDB contexts where building heights are constrained, rendering the pricing increment often disproportionate to utility gains. Central stack positions within larger blocks may benefit from marginally better transport flow and community facility proximity, though these differences rarely justify material pricing variance. Prospective buyers should prioritise floorplan configuration, unit orientation, and natural light characteristics over storey positioning, as these factors more substantially influence long-term satisfaction and rental appeal than floor level alone.

What future supply pipeline developments could affect prices at 45 Bendemeer Road?

The Urban Redevelopment Authority's planning framework for the Novena-Kallang corridor will substantially influence future supply dynamics and capital appreciation trajectories at 45 Bendemeer Road. Recent and forthcoming HDB developments in the broader area may introduce new housing supply competing for similar buyer demographics, potentially constraining appreciation rates if supply outpaces demand. Conversely, if development pipelines remain constrained and population growth sustains housing demand, existing mature estates like 45 Bendemeer Road may appreciate as scarcity value increases. Private residential developments planned in adjacent precincts may similarly influence the HDB market by absorbing higher-income buyers who might otherwise upgrade to HDB properties, though this effect typically benefits rather than harms established HDB estates by maintaining healthy demand dynamics. Prospective buyers should monitor URA master plan announcements and Housing and Development Board estate renewal initiatives, as these governmental decisions ultimately shape long-term supply-demand balance and capital value trajectories. The established status of Bendemeer Road itself provides resilience against excessive supply competition, as the neighbourhood's maturity offers intangible value that newer estates cannot immediately replicate.

[For Sale] 45 Bendemeer Road — From S$420K