62 Circuit Road 370062, Macpherson, Central Region, Singapore
$358,888























New Exclusive Listing! =================== [No Need Extension, Pure Selling] **CORNER + Purchased RECESS AREA** Blk 62 Circuit Road - (3S) for Sale! Balance Lease: 40 years 4 months 2 Bedroom | 2 Bathroom 67sqm/ 721sqft **Key Features:** ... Mature Estate in the City fridge ... Two MRTs, Two Wet Markets, many shops near by ... Famous foodies at the long stretch hawker centre ... Corner with Recess Area - Low Floor Lovers - Easy Elevation Living - Rare Front & Back Unblock view - Spacious Layout - NS Facing - Chinese Owner - Open to all Race! .....Call Jen at 9018-3939 for exclusive viewings!.... ...Nearby amenities... ⭑ Nearby MRTs • MacPherson (335 m) - 7 mins walk • Mattar (396 m) - 7 mins walk • 7 MRTs within 1 km ⭑ Nearby Bus stops • Blk 36 (267 m) - 1 min walk • Kong Hwa School (165 m) - 3 mins walk • Blk 77 (260 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Market/Hawker Centre • Circuit Road Blk 79/79A (Famous Hawker Center) • Circuit Road Blk 80 (Market and Food Center) • Circuit Road Blk 89 (Market and Food Center) ⭑ Nearby Grocery Stores • FairPrice - Circuit Blk 77 (299 m) - 3 mins walk • 8 grocery stores within 1 km ⭑ Community Club • Macpherson CC (392 m) ⭑ Child Care Centre • E-Bridge Pre-School Pte. Ltd. (416 m) • My First Skool (355 m) • PCF Sparkletots Preschool (252 m) .....Call Jen at 9018-3939 for exclusive viewings!....
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 4 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$434,023
S$602 psf
Asking Price
S$358,888
S$498 psf
vs Market
-17.3%
vs Last Done
-9.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
MacPherson
311m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$546
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$602
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$330,000 | ▼S$547 -9.1% vs FV | 99yr from 1967 |
Apr 2026 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$330,000 | ▼S$547 -9.1% vs FV | 99yr from 1967 |
Nov 2025 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$326,500 | ▼S$542 -10.0% vs FV | 99yr from 1967 |
Sep 2025 | Blk 62 CIRCUIT RD Floor 07 TO 09 | 603sqft | S$335,000 | ▼S$556 -7.6% vs FV | 99yr from 1967 |
Aug 2025 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$325,000 | ▼S$539 -10.5% vs FV | 99yr from 1967 |
Blk 62 CIRCUIT RD
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 62 CIRCUIT RD
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 62 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
-10.0% vs FV
Blk 62 CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-7.6% vs FV
Blk 62 CIRCUIT RD
Aug 2025 · Floor 04 TO 06
-10.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property located in Geylang, with a remaining lease of 75 years, presents an intriguing opportunity for prospective buyers. Estimated at $434,023, or $602 per square foot, this property is positioned favorably within the current market dynamics, reflecting a notable 17.3% difference from the baseline valuation. This significant variance indicates that the property is currently assessed as a good deal, suggesting that it may be undervalued relative to its immediate competition in the area.
However, it is essential to approach this valuation with caution, as the model confidence is rated as low. This assessment is based on only four recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market trends or shifts in buyer sentiment. The remaining lease of 75 years is a critical factor, as properties with shorter leases can experience depreciation in value, impacting long-term investment considerations. Therefore, while the current valuation signals a compelling opportunity, potential buyers should carefully evaluate both the lease duration and the surrounding market conditions before proceeding.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.