Bendemeer: Central Living on the Downtown Line from S$1,537 psf
Updated 2026-09-29
Bendemeer sits in the Kallang planning area with direct Downtown Line access and a balanced mix of HDB flats and condos. With 44 live listings averaging S$1,603,422 and a new waterfront park on the way, the neighbourhood offers city-fringe value that is getting harder to find.
What is living near Bendemeer MRT like?
Bendemeer MRT (DT23) is an underground station on the Downtown Line, opened in October 2017 at 11 Kallang Bahru. It puts residents six stops from Bugis and nine from Marina Bay, making it a practical base for workers in the CBD without the price tag of a core central address.
The neighbourhood is a mix of older HDB estates and newer developments, flanked by light industrial buildings along Kallang Avenue. Daily needs are covered by Bendemeer Shopping Mall, The Poiz Centre, and Aperia, all within walking distance. Wet market shoppers head to Whampoa or Boon Keng, both a short bus ride away. The area is not glamorous, but it is convenient and well connected.
What are 10A, 10B and 10C Bendemeer Light?
Bendemeer Light is a 99-year leasehold HDB development at 10A, 10B and 10C Bendemeer Road, completed in 2017. It consists of three towers rising to 40 storeys, with a total of 624 units split between 3-room and 4-room flats. Block 10A has 71 three-room and 149 four-room units, 10B has 70 three-room and 114 four-room units, and 10C mirrors 10A with 71 three-room and 149 four-room units.
The development sits in District 12, within the Kallang/Whampoa HDB town. Its height gives upper-floor units open views, though residents note road noise from Bendemeer Road below. The blocks are served by both Bendemeer MRT (DT23) and Boon Keng MRT (NE9), roughly equidistant, which gives residents access to two separate lines. Recent resale transactions show 4-room flats in the development trading above S$900,000, in line with the broader trend of newer BTO resales in central locations commanding premium prices.
Housing stock and prices
Bendemeer currently has 44 live listings on Hombble, split evenly between 21 condos and 21 HDB flats, with 2 landed properties. The average asking price is S$1,603,422 for an average size of 1,085 square feet, working out to S$1,537 per square foot.
That psf figure sits comfortably below the Singapore-wide average condo price of roughly S$2.1 million, making the area competitive for buyers looking at the city fringe. HDB resale prices here range widely depending on flat type and age. A 3-room flat at 45 Bendemeer Road was recently listed at S$388,000, while newer 4-room units in developments like Bendemeer Light can exceed S$900,000. The even split between HDB and condo listings reflects the neighbourhood's character: it serves both upgraders and first-time buyers.
Schools and families
Families with primary-age children have Bendemeer Primary School at 91 Bendemeer Road, which also houses MOE Kindergarten @ Bendemeer. Hong Wen School, a government-aided school offering Chinese as a mother tongue language, is nearby. For secondary education, Bendemeer Secondary School is at 1 St Wilfred Road, and Northlight School, a specialised institution, is also within the subzone.
The concentration of schools within walking distance of the MRT station makes the area practical for families who want their children to commute independently. Parents considering Bendemeer Primary should check the MOE balloting results for the specific phase they fall under, as proximity alone does not guarantee a place.
What is planned for Bendemeer and the Kallang River corridor?
The URA Draft Master Plan 2025 identifies the Kallang River as one of Singapore's identity corridors, with plans for an active three-kilometre waterfront. For Bendemeer specifically, a new waterfront park integrated with a Sport-in-Precinct facility will be built next to Moonstone Lane Estate, connecting to the adjacent Geylang Bahru estate with new benches, lighting and pavilions.
The master plan also guides new buildings in the area to maintain a two-storey edge along narrow streets, preserving the low-rise character at street level while allowing main buildings up to six storeys. These plans, developed through consultations with over 2,300 residents and stakeholders between August 2024 and May 2025, signal a neighbourhood that will gain amenities and green space over the next decade without losing its existing residential feel.
Outlook
Bendemeer is not a headline-grabbing neighbourhood, and that is part of its value proposition. It offers Downtown Line connectivity, a balanced housing mix across price points, and proximity to the CBD without the premium of districts like Tanjong Pagar or Bugis. The Kallang River waterfront improvements will add recreational space that the area currently lacks.
For buyers, the key consideration is timing. Newer HDB resales like Bendemeer Light are already pricing in their central location and relative youth. Condo buyers have a wider spread of options at an average of S$1,537 psf. Sellers benefit from steady search interest and the area's improving infrastructure story.