Type

Units

Min Area

Price Range

4 BR

1571 sqft

S$1.4M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$270K on this acquisition.
Located 10 min (820 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.

46 Bendemeer Road: Central HDB Living Near Boon Keng MRT

46 Bendemeer Road stands as a well-established HDB development located in the Toa Payoh area, strategically positioned to serve families and upgraders seeking spacious public housing options in a mature, vibrant neighbourhood. The project offers a range of multi-bedroom units designed to accommodate growing families and those looking to upsize from smaller accommodation. With its proximity to essential amenities and reliable transport links, this development represents a practical choice for buyers prioritising convenience and accessibility across Singapore's developed heartland.

Location and Transport Connectivity

The development benefits from a location just 820 metres from Boon Keng MRT station on the Northeast Line, placing essential destinations and employment hubs within reasonable commuting distance. The walk to the MRT station, approximately ten minutes on foot, eliminates the need for feeder bus journeys for many residents, a significant advantage in terms of time efficiency and daily convenience. The Northeast Line provides direct connections to central business districts, educational institutions, and shopping centres, making this address particularly attractive to working professionals and students.

Beyond rail transport, the surrounding neighbourhood boasts comprehensive bus connectivity, with multiple services operating through Bendemeer Road and adjacent main roads. The estate's location near Toa Payoh ensures proximity to the wider Central Region, reducing travel friction for those commuting to different parts of the island. Long-term transport infrastructure planning in this corridor supports sustained accessibility, potentially bolstering future property values and rental demand.

Unit Configuration and Living Space

The development features multi-bedroom units ranging from four to five rooms, providing substantial square footage suitable for families requiring dedicated living, dining, and sleeping areas. Floor areas typically exceed 1,500 square feet, offering the spatial proportions expected in HDB family housing for this generation of development. Such generous layouts allow flexibility in arranging home offices, study areas, and leisure zones—increasingly important considerations for contemporary buyers balancing work, education, and family needs under one roof.

The configuration of these units reflects mature HDB design standards, with attention to natural lighting, cross-ventilation, and efficient internal flow. Families expanding beyond two or three-bedroom accommodation will find the space at 46 Bendemeer Road provides tangible quality-of-life improvements without the substantial capital outlay required for comparable private residential units.

Pricing and Market Position

Current asking prices from S$1.35 million reflect the development's maturity and position within the public housing resale ecosystem. Price points across the available inventory offer buyers multiple entry points depending on unit size, floor level, and facing orientation. The pricing aligns with broader market sentiment in the Toa Payoh–Boon Keng corridor, where established estates with MRT proximity command steady demand from both owneroccupiers and investors.

Prospective buyers entering at this price tier benefit from years of market data demonstrating stable value retention in this location. Historical transaction patterns show consistent interest from families seeking larger HDB units without venture too far into the periphery. The pricing also sits at accessible levels for buyers utilising maximum Central Provident Fund (CPF) withdrawal allowances, broadening the pool of qualified purchasers.

Investment and Rental Yield Potential

The development's accessibility and family-oriented configuration make it attractive to property investors seeking reliable rental income. Four and five-bedroom units in this location experience consistent tenant demand from expatriate families, multi-generational households, and those renting whilst saving for their own purchase. The proximity to Boon Keng MRT and the established nature of the surrounding neighbourhood support rental competitiveness compared to newer private developments at equivalent distances from public transport.

Investors considering 46 Bendemeer Road benefit from transparent HDB resale market mechanics and established comparables for calculating potential gross rental yields. The substantial unit sizes allow rental pricing aligned with the space provided, and the maturity of the estate means tenant acquisition and management processes are well-established by property agents active in this zone. Long-term hold investors particularly value the stability of HDB markets and the steady capital appreciation observed across established Toa Payoh estates over the past decade.

Neighbourhood Character and Amenities

The Bendemeer–Toa Payoh area offers comprehensive neighbourhood facilities including supermarkets, hawker centres serving diverse cuisines, medical clinics, and educational institutions at all levels. Toa Payoh New Town Centre provides shopping and dining options within two to three kilometres, whilst numerous neighbourhood parks and sports facilities encourage outdoor recreation. The mature estate character means schools are well-established and generally hold strong academic track records, a factor that weighs heavily in family buyer decision-making.

Religious institutions, community centres, and recreational clubs throughout the estate support diverse lifestyles and social engagement. The infrastructure maturity means utility services are reliable and well-maintained, reducing uncertainty around service quality. For families valuing community integration and established social networks, this neighbourhood environment represents a significant non-monetary benefit beyond the property walls.

Resale Market Dynamics

The HDB resale market for four and five-bedroom units in accessible locations remains resilient, with consistent demand outpacing newly-launched Build-to-Order flat offerings. The established stock at 46 Bendemeer Road has benefited from regular turnover, allowing buyers to understand market depth and pricing trends through transparent historical transactions. This market transparency supports confident purchasing decisions compared to brand-new projects where comparables are limited.

Capital appreciation in this location has historically followed broader public housing market trends, with accessibility to MRT and location within a developed town proving resilient demand drivers. Buyers with a medium to long-term holding horizon typically see 46 Bendemeer Road as providing stable value preservation alongside possible modest appreciation, particularly if broader HDB price indices rise across Singapore's heartland.

Financing Considerations

The S$1.35 million price point sits within accessible financing parameters for most qualified buyers, particularly those with substantial CPF balances and stable income documentation. Banks readily service HDB resale transactions at this price level, with typical loan-to-value ratios enabling 80% to 90% financing for owneroccupiers. The maturity of the development and standard HDB valuation methodology mean appraisal processes are straightforward and predictable.

First-time buyers benefit from exemption from Additional Buyer's Stamp Duty, whilst upgraders must account for a 20% ABSD on the purchase price if this represents a second residential property. Total acquisition costs, including ABSD for upgraders, legal fees, and stamp duty on the mortgage, should be factored into purchasing timelines and budgets. The Loan-to-Value ceiling and Total Debt Servicing Ratio requirements remain standard; buyers should obtain pre-approval letters before formal offers to confirm financing headroom.

Comparative Position in the Central North Region

46 Bendemeer Road competes directly with other established HDB estates in Toa Payoh and adjacent Novena areas, as well as Build-to-Order projects in the wider Central Region. Compared to newer private developments at equivalent distances from MRT stations, HDB units at this address offer substantially lower absolute pricing and transparent, regulated market mechanics. Compared to competing HDB estates further from transport nodes, 46 Bendemeer Road's proximity to Boon Keng MRT provides a tangible advantage in terms of convenience and long-term demand resilience.

Investors and owneroccupiers often weigh 46 Bendemeer Road against newer HDB projects in Toa Payoh or Build-to-Order flats in adjacent towns. The established infrastructure, mature community, and immediate availability of units provide advantages for buyers seeking to move quickly, whilst the lower absolute prices offer accessibility compared to projects in higher-demand zones such as East Coast or Serangoon.

Future Considerations and District Planning

The Toa Payoh district continues to benefit from incremental infrastructure improvements and precinct enhancements, with the HDB developing initiatives to revitalise mature estates. Future supply in the Central North region includes Build-to-Order projects, but resale stock of mature HDB estates is fixed, supporting long-term value preservation for 46 Bendemeer Road. The Northeast Line's established role as a critical transport artery means further MRT-adjacent development is unlikely to diminish demand for properties at this accessible distance from the station.

Buyers purchasing at 46 Bendemeer Road should note the estate's HDB lease tenure as a standard 99-year leasehold arrangement. Whilst the leasehold does not expire for decades, long-term investors should remain cognisant of eventual lease decay effects should holding periods extend beyond 60 to 70 years. For typical holding horizons of 10 to 30 years, lease tenure represents a minor consideration compared to accessibility and current market positioning.

Conclusion

46 Bendemeer Road provides established HDB living with spacious unit configurations, strong MRT accessibility, and stable market dynamics that appeal to families, upgraders, and property investors alike. The development's maturity, comprehensive neighbourhood amenities, and reliable transport connectivity position it as a practical choice in Singapore's residential property landscape. Buyers prioritising accessibility, affordability, and long-term value preservation should include this address in their property search within the Central North region.

Frequently Asked Questions

What is the estimated gross rental yield for a four-bedroom unit at 46 Bendemeer Road if purchased as an investment property?

Based on current market rental rates for four-bedroom HDB units in the Toa Payoh–Boon Keng vicinity, gross rental yields typically range from 2.5% to 3.5% annually, depending on specific unit configuration, floor level, and facing. A unit purchased at S$1.35 million would generate approximately S$33,750 to S$47,250 in annual gross rental income at these yields, though net returns after property tax and maintenance costs would be lower. Actual yields vary based on tenant selection, market cycles, and the desirability of individual unit stacks within the development; units with superior natural light and views to parks or greenery typically command higher rental rates.

How does the price per square foot at 46 Bendemeer Road compare to recent resale transactions in the Toa Payoh–Boon Keng area?

Recent HDB resale transactions in the immediate vicinity indicate price-per-square-foot (psf) ranging from approximately S$850 to S$950 psf for four-bedroom units in comparable condition and location. At S$1.35 million for a unit of approximately 1,571 square feet, the effective psf works out to roughly S$860 psf, positioning 46 Bendemeer Road within the mid-to-upper range of comparable recent transactions. Units on higher floors, with better orientations, or closer to MRT station access typically trade at the upper end of this range, whilst ground-floor or awkwardly-positioned units may command lower psf values. Market sentiment in this location remains stable, with consistent supply of comparables enabling buyers to benchmark pricing confidently.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a second-property buyer purchasing at 46 Bendemeer Road?

An upgrader or second-property buyer who is a Singapore Citizen must pay 20% ABSD on the purchase price at 46 Bendemeer Road. For a S$1.35 million purchase, this equates to S$270,000 in ABSD liability, significantly increasing total acquisition costs beyond the basic purchase price and legal fees. First-time buyers are exempt from ABSD, making this a material cost consideration for those replacing existing property ownership. Buyers should factor the ABSD into their total cash outlay and financing budgets, and may wish to consult with tax advisors regarding timing of property sales or purchases to optimise overall tax positions. This duty applies regardless of whether the property is purchased for owneroccupancy or investment.

What lease decay risks should I consider for 46 Bendemeer Road, and how does lease remaining affect resale value?

46 Bendemeer Road is a standard HDB resale property with a 99-year leasehold tenure; the original lease grant dates from the 1970s, meaning approximately 50+ years of lease remain depending on the specific unit's original built completion date. Lease decay becomes a material factor once the remaining lease falls below 30 years, at which point resale values typically compress significantly and financing becomes increasingly difficult to obtain. For current purchases at 46 Bendemeer Road, buyers should verify the exact remaining lease tenure with HDB, though most units remain well above the critical 30-year threshold. Investors with multi-decade holding periods should remain cognisant that extreme length of ownership could eventually bring the lease into decay territory, though this is unlikely to impact purchases made today for typical 10-to-30-year holding horizons. HDB has periodically offered lease extension programmes; prospective buyers should enquire about eligibility for future lease renewal options if holding very long-term.

How does proximity to Boon Keng MRT station influence demand and capital appreciation at 46 Bendemeer Road?

The 820-metre walk to Boon Keng MRT (approximately ten minutes on foot) provides significant demand uplift compared to HDB estates requiring feeder bus journeys or longer walking distances to public transport. Properties within walking distance to MRT stations consistently demonstrate stronger capital appreciation trajectories and rental demand than those requiring motorised transport links, as commuters value time savings and operational certainty. The Northeast Line's role as a critical transport artery serving the City and broader north–south corridor reinforces long-term demand resilience for 46 Bendemeer Road; further transport infrastructure improvements are unlikely to diminish the station's importance. Historical data from HDB estates in similar MRT-adjacent positions show outperformance versus peripheral estates over 10–20 year holding periods, supporting the case for 46 Bendemeer Road as a capital-appreciating investment. This accessibility advantage is likely to persist for decades, as the Northeast Line is fully operational and no planned changes would alter its strategic importance.

Is 46 Bendemeer Road suitable for different buyer profiles—high-net-worth individuals, upgraders, first-time buyers, and investors?

46 Bendemeer Road serves all four buyer profiles effectively, though for distinct reasons. First-time buyers appreciate the lower absolute price (from S$1.35 million), accessibility to CPF withdrawal limits, and absence of ABSD liability, making entry achievable with moderate savings and income stability. Upgraders value the spacious four and five-bedroom layouts as genuine upsizing opportunities from two or three-bedroom units, with prices remaining accessible compared to private housing. Property investors favour the established market track record, transparent HDB resale mechanics, reliable tenant demand from families and expatriates, and stable rental yields in the 2.5–3.5% range. High-net-worth individuals may view 46 Bendemeer Road as a lower-yield component of a diversified residential portfolio, leveraging the stability and ease of ownership without demanding spectacular capital growth. The diversity of buyer interest supports ongoing demand and market liquidity, reducing idiosyncratic risk for any single purchaser profile.

What are the TDSR and financing headroom implications for a typical S$1.35 million purchase at 46 Bendemeer Road?

At a purchase price of S$1.35 million with typical 80–85% loan-to-value financing, a buyer would secure a mortgage of approximately S$1.08 to S$1.15 million. With current mortgage interest rates in the 3.5–4.0% range, monthly debt servicing on the home loan would fall in the region of S$5,000 to S$5,500, depending on loan tenure (typically 20–25 years for HDB resale). The Total Debt Servicing Ratio (TDSR) cap of 60% means a monthly household income of approximately S$8,300 to S$9,200 is required to comfortably clear the TDSR threshold with no other existing debts; this income level is readily achievable for many professional and semi-professional households. Buyers carrying existing car loans, credit card facilities, or personal loans must deduct those obligations from the 60% TDSR ceiling, potentially constraining available borrowing capacity. First-time buyers should obtain pre-approval letters from banks confirming financing headroom before making formal offers, and should budget for additional acquisition costs including legal fees (approximately S$1,500–S$2,500) and stamp duty on the mortgage (approximately S$15,000–S$20,000 depending on loan size).

How does 46 Bendemeer Road compare to competing HDB estates in Toa Payoh and newer Build-to-Order projects nearby?

46 Bendemeer Road competes with other mature HDB estates in the Toa Payoh town such as Blk 126–129 (Toa Payoh Lor 2) and Blk 85–88 (Toa Payoh Lor 4), which offer similar floor plans and accessibility to MRT stations, though may have varying unit availability and floor heights. Pricing across these competing estates typically ranges from S$1.25 to S$1.55 million for four-bedroom units, placing 46 Bendemeer Road in the middle of the market. Compared to newer Build-to-Order projects in adjacent towns such as Ang Mo Kio or Bukit Merah, 46 Bendemeer Road offers immediately available units (avoiding multi-year waiting periods) and established neighbourhood infrastructure, though buyers sacrifice the minor cosmetic advantages of brand-new construction. Private developments at equivalent distances from MRT stations command prices two to four times higher, illustrating the substantial cost advantage of HDB ownership. For buyers prioritising value, accessibility, and rapid occupancy, 46 Bendemeer Road's established positioning offers superior economics compared to newer developments; the trade-off is that buyers forgo the novelty and minor material upgrades of recently-completed projects.

Which unit stacks or floor levels at 46 Bendemeer Road typically offer the best value relative to market pricing?

Within HDB estates generally, ground-floor and very high-floor units (floors 25 and above) typically trade at modest discounts relative to mid-to-high floors (floors 10–20), as ground floors face concerns regarding noise and privacy whilst the highest floors occasionally command premiums for views that may not justify the premium for all buyers. Mid-floor units (approximately floors 8–18) typically offer the best balance of privacy, accessibility (shorter elevator waits), and natural light, often trading at or near market average prices—making them rational value purchases. Units facing back-of-block (away from main roads) typically command slight discounts compared to facing-main-road units, though the acoustic advantage often justifies this from a quality-of-life perspective. Corner units and units with two windows rather than one typically command premiums of 5–10% relative to standard units, reflecting superior natural light and perceived spaciousness. Buyers seeking value should focus on ground-floor or very high-floor units in less-premium orientations, which may offer 5–15% discounts whilst remaining fully functional for families. Conversely, buyers prioritising long-term rental yield should favour mid-floor, front-facing units attracting higher rental demand from tenant pools.

What is the future supply pipeline in Toa Payoh and adjacent districts, and how does this affect long-term demand for 46 Bendemeer Road?

The HDB's Build-to-Order pipeline in the Central North region includes projects in Toa Payoh New Town and Ang Mo Kio, though exact completion timelines extend several years into the future (typically 5–8 years from launch). Supply of brand-new HDB units may absorb some demand from upgraders and young families, though historical market dynamics show that established resale estates near MRT stations retain steady demand independent of new supply, as buyers value immediate occupancy and established communities over potential long-term price advantages of new units. No large-scale private residential developments are planned within immediate walking distance of 46 Bendemeer Road, limiting competitive pressure from the private sector. The fixed supply of 46 Bendemeer Road units (no new construction will occur) contrasts with the expanding supply in Build-to-Order projects, subtly supporting long-term value preservation for resale inventory. For investors with 10–20 year horizons, the supply pipeline presents limited risk, as the maturity of the estate and accessibility of the location continue to attract demand. Buyers should monitor HDB's published Build-to-Order launch announcements and Central Region planning updates, but presently there is no indication of disruptive supply changes that would materially impact resale values at 46 Bendemeer Road.

Hdb Flat At Bendemeer Road — From S$1.4M