85 Circuit Road 370085, Macpherson, Central Region, Singapore
$358,000
Superb location! Walking distance to 2 MRT station! 2 neighbourhoods amenities just a stone throw away! Recently renovated and Move in condition! Just bring your luggage! Within 1km - St. Magaret's School - Geylang Methodist - Canossian Eduplex Pure selling no need extension! Dont miss this unit! Contact me for an exclusive viewing!
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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…


License: L3010064F
Automated Valuation based on 420 HDB resale transactions (data.gov.sg) · 80 outliers removed (IQR)
Fair Value
S$227,156
S$352 psf
Asking Price
S$358,000
S$555 psf
vs Market
+57.6%
vs Last Done
+1.3%
Tenure
42 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
420 comps
Nearest MRT
Mattar
570m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
420 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.600
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$352
Recent Comparable Transactions
10 shown · 420 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +55.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +55.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 23 BALAM RD Floor 01 TO 03 | 649sqft | S$325,000 | ▲S$501 +42.3% vs FV | 99yr from 1967 |
Mar 2026 | Blk 36 CASSIA CRES Floor 01 TO 03 | 732sqft | S$488,000 | ▲S$667 +89.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 38 CIRCUIT RD Floor 07 TO 09 | 646sqft | S$338,000 | ▲S$523 +48.6% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 CIRCUIT RD Floor 13 TO 15 | 775sqft | S$388,000 | ▲S$501 +42.3% vs FV | 99yr from 1971 |
Mar 2026 | Blk 59 CIRCUIT RD Floor 04 TO 06 | 646sqft | S$329,000 | ▲S$509 +44.6% vs FV | 99yr from 1969 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +65.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 3 JOO CHIAT RD Floor 07 TO 09 | 969sqft | S$630,000 | ▲S$650 +84.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 91 PAYA LEBAR WAY Floor 10 TO 12 | 624sqft | S$350,000 | ▲S$561 +59.4% vs FV | 99yr from 1972 |
Mar 2026 | Blk 305 UBI AVE 1 Floor 01 TO 03 | 678sqft | S$465,000 | ▲S$686 +94.9% vs FV | 99yr from 2000 |
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+55.7% vs FV
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+55.7% vs FV
Blk 23 BALAM RD
Mar 2026 · Floor 01 TO 03
+42.3% vs FV
Blk 36 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+89.5% vs FV
Blk 38 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+48.6% vs FV
Blk 36 CIRCUIT RD
Mar 2026 · Floor 13 TO 15
+42.3% vs FV
Blk 59 CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+44.6% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+65.6% vs FV
Blk 3 JOO CHIAT RD
Mar 2026 · Floor 07 TO 09
+84.7% vs FV
Blk 91 PAYA LEBAR WAY
Mar 2026 · Floor 10 TO 12
+59.4% vs FV
Blk 305 UBI AVE 1
Mar 2026 · Floor 01 TO 03
+94.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property in Geylang, with a remaining lease of 42 years, has been estimated at $227,156, translating to a price per square foot (PSF) of $352. This valuation is notably positioned above the market baseline by 57.6%, indicating a robust demand for HDB units in this area, despite the diminishing lease period. The high model confidence level reflects a thorough analysis based on 420 recent HDB resale transactions in the vicinity, underscoring the reliability of the valuation metrics employed.
Geylang, known for its vibrant culture and strategic location, continues to attract both homeowners and investors, which significantly influences its property values. The above-market valuation suggests that buyers are willing to pay a premium for the perceived advantages of living in this locality, despite the property’s relatively shorter remaining lease. This trend may indicate a growing belief in the long-term appreciation potential of the area, as urban regeneration and infrastructural developments further enhance Geylang's appeal. Stakeholders should consider these dynamics carefully when navigating the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.