52 Circuit Road 370052, Macpherson, Central Region, Singapore
$369,000
Nicely renovated! Serious seller ! Mid floor Near MRT / Shops / hawker centre. Chinese house , all Races can buy ! Don’t miss! Price very negotiable!! Discover your dream home with this charming 2-bedroom HDB for sale, available now! Nestled in a convenient location at 52 Circuit Road, Singapore, this well-maintained unit spans 603 sqft and features a cozy living space that includes an air conditioner for comfort, a dining table perfect for family meals, and ample natural light throughout. Just a short distance away, you'll find Aljunied MRT Station (1.3 km) and Mattar MRT Station (1.5 km), making commuting a breeze. Families will appreciate the proximity to quality educational institutions such as Nexus International School (Singapore) (1.0 km) and Canossa Catholic Primary School (1.0 km). For your daily needs, FairPrice Geylang East supermarket is only 1.5 km away, while Market's Best Pte Ltd is also nearby (1.6 km). Enjoy shopping at Decks & Scooters - The Kick Scooter Specialist (1.2 km) or explore Singapore Shop (1.5 km) for unique finds. This unit is perfect for those seeking a vibrant community with easy access to amenities. Don’t miss out on this fantastic opportunity to own a beautiful home in a prime location. Schedule your viewing today and experience all that this property has to offer!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 10 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$399,869
S$663 psf
Asking Price
S$369,000
S$612 psf
vs Market
-7.7%
vs Last Done
-43.6%
Tenure
42 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Medium
10 comps
Nearest MRT
Mattar
409m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$1,053
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.600
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$663
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 52 CASSIA CRES Floor 10 TO 12 | 667sqft | S$725,000 | ▲S$1,086 +63.8% vs FV | 99yr from 2018 |
May 2026 | Blk 52 CASSIA CRES Floor 10 TO 12 | 667sqft | S$725,000 | ▲S$1,086 +63.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 52 CASSIA CRES Floor 07 TO 09 | 667sqft | S$702,888 | ▲S$1,053 +58.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 52 CASSIA CRES Floor 01 TO 03 | 667sqft | S$705,000 | ▲S$1,056 +59.3% vs FV | 99yr from 2018 |
Jan 2026 | Blk 52 CASSIA CRES Floor 04 TO 06 | 667sqft | S$677,000 | ▲S$1,014 +52.9% vs FV | 99yr from 2018 |
Jan 2026 | Blk 52 CASSIA CRES Floor 04 TO 06 | 667sqft | S$700,000 | ▲S$1,049 +58.2% vs FV | 99yr from 2018 |
Dec 2025 | Blk 52 CASSIA CRES Floor 16 TO 18 | 667sqft | S$730,000 | ▲S$1,094 +65.0% vs FV | 99yr from 2018 |
Nov 2025 | Blk 52 CASSIA CRES Floor 16 TO 18 | 667sqft | S$718,888 | ▲S$1,077 +62.4% vs FV | 99yr from 2018 |
Nov 2025 | Blk 52 CASSIA CRES Floor 07 TO 09 | 667sqft | S$680,888 | ▲S$1,020 +53.8% vs FV | 99yr from 2018 |
Sep 2025 | Blk 52 CASSIA CRES Floor 13 TO 15 | 667sqft | S$690,000 | ▲S$1,034 +56.0% vs FV | 99yr from 2018 |
Aug 2025 | Blk 52 CASSIA CRES Floor 13 TO 15 | 667sqft | S$695,000 | ▲S$1,041 +57.0% vs FV | 99yr from 2018 |
Blk 52 CASSIA CRES
May 2026 · Floor 10 TO 12
+63.8% vs FV
Blk 52 CASSIA CRES
May 2026 · Floor 10 TO 12
+63.8% vs FV
Blk 52 CASSIA CRES
Mar 2026 · Floor 07 TO 09
+58.8% vs FV
Blk 52 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+59.3% vs FV
Blk 52 CASSIA CRES
Jan 2026 · Floor 04 TO 06
+52.9% vs FV
Blk 52 CASSIA CRES
Jan 2026 · Floor 04 TO 06
+58.2% vs FV
Blk 52 CASSIA CRES
Dec 2025 · Floor 16 TO 18
+65.0% vs FV
Blk 52 CASSIA CRES
Nov 2025 · Floor 16 TO 18
+62.4% vs FV
Blk 52 CASSIA CRES
Nov 2025 · Floor 07 TO 09
+53.8% vs FV
Blk 52 CASSIA CRES
Sep 2025 · Floor 13 TO 15
+56.0% vs FV
Blk 52 CASSIA CRES
Aug 2025 · Floor 13 TO 15
+57.0% vs FV
HELIOS AI Analysis
The current valuation of the HDB 3-room unit located in the vibrant Geylang district reflects a compelling investment opportunity within the Singapore residential market. With an estimated value of $399,869, translating to $663 PSF, this property stands out as a good deal given its 7.7% deviation from the baseline valuation. This positive market signal is reinforced by a comprehensive analysis of 10 recent HDB resale transactions in the vicinity, indicating a robust demand for properties in this established locale.
Importantly, the remaining lease of 42 years on this HDB unit positions it favorably within the context of Singapore's leasehold property landscape. The medium confidence level in the valuation reflects a balanced assessment of market trends and comparable sales, suggesting that while there is potential for appreciation, investors should remain cognizant of the implications of lease duration on long-term value. As demand for HDB properties in Geylang continues to be driven by both owner-occupiers and investors, this unit represents a strategic entry point into a dynamic and evolving market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.