40 Circuit Road 370040, Macpherson, Central Region, Singapore
$370,000












Greetings to All, ~~Great Location at Affordable Price~~ ✅ 40 Circuit Road District 13 ✅ Lease from 1971 ✅ Well-maintained house ✅ Master attach bathroom ✅ Main door NE facing ✅ No odd shape ✅ District 13 ensures convenient access to amenities, transportation, and schools, making it a practical choice for daily living and future growth. ✅ Conveniently location - Between 2 MRTs Macpherson Exchange Stn n Mattar Stn. 5min walk only! - Market Blk 80 market n many shops Best Regards Boon Ng Home where happiness begins My Credentials: PropNex Top 5 Sr. Associate Div Director Jul24 PropNex Top 8 Nov23 Sr Associate Div Director PropNex Top 8 Aug23 Sr Associate Div Director PropNex Top 1 Jun23 Sr Associate Div Director PropNex Top 9 Mid Year 2023 Sr Associate Div Director PropNex Top 6 Associate Division Director Nov21, Feb22 PropNex Top 4 Rental Transactor Award Jan25 PropNex Top 152 Transactor Jan24 PropNex Top 164 Transactor Jun23 PropNex Top 145 Transactor Jan23 PropNex Top 790 Producer 2023 PropNex Top 979 Producer 2022 PropNex Top 482 Producer 2021 PropNex Top 353 Producer 2020 PropNex Top 137 Producer 2019 PropNex Top 192 Producer 3rd Quarter 2019 ProNex Top 53 Producer 2nd Quarter 2019 PropNex Top 310 Producer 2018 PropNex Top 66 Producer 3rd Quarter 2018 PropNex Top 24 Producer Jul18 Prestigious Platinum Award
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…


License: L3008022J
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$360,837
S$588 psf
Asking Price
S$370,000
S$603 psf
vs Market
+2.5%
vs Last Done
+23.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Mattar
347m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$533
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$588
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 40 CIRCUIT RD Floor 07 TO 09 | 710sqft | S$348,000 | ▼S$490 -16.7% vs FV | 99yr from 1971 |
Dec 2025 | Blk 40 CIRCUIT RD Floor 07 TO 09 | 710sqft | S$348,000 | ▼S$490 -16.7% vs FV | 99yr from 1971 |
Sep 2025 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 710sqft | S$370,000 | ▼S$521 -11.4% vs FV | 99yr from 1971 |
Sep 2025 | Blk 40 CIRCUIT RD Floor 04 TO 06 | 614sqft | S$340,000 | ▼S$554 -5.8% vs FV | 99yr from 1971 |
May 2025 | Blk 40 CIRCUIT RD Floor 10 TO 12 | 614sqft | S$353,000 | ▼S$575 -2.2% vs FV | 99yr from 1971 |
Nov 2024 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 614sqft | S$330,000 | ▼S$538 -8.5% vs FV | 99yr from 1971 |
Aug 2024 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 592sqft | S$308,000 | ▼S$520 -11.6% vs FV | 99yr from 1971 |
Blk 40 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
-16.7% vs FV
Blk 40 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
-16.7% vs FV
Blk 40 CIRCUIT RD
Sep 2025 · Floor 01 TO 03
-11.4% vs FV
Blk 40 CIRCUIT RD
Sep 2025 · Floor 04 TO 06
-5.8% vs FV
Blk 40 CIRCUIT RD
May 2025 · Floor 10 TO 12
-2.2% vs FV
Blk 40 CIRCUIT RD
Nov 2024 · Floor 01 TO 03
-8.5% vs FV
Blk 40 CIRCUIT RD
Aug 2024 · Floor 01 TO 03
-11.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in Geylang, with a remaining lease of 75 years, stands at an estimated value of $360,837, translating to a price per square foot (PSF) of $588. This valuation reflects a modest market signal, with only a 2.5% differential from the established baseline, indicating a stable yet cautious outlook on property prices in this particular segment of the HDB market. Such a slight deviation suggests that the property is positioned near its intrinsic value, influenced by recent transactions in the vicinity.
Despite the relatively low model confidence associated with this valuation, based on an analysis of six comparable HDB resale transactions in the area, it is essential to consider the broader market dynamics at play. The Geylang region, known for its vibrant community and strategic location, continues to attract interest among potential buyers and investors. However, the 75-year lease remaining on this property may raise concerns regarding future resale potential and financing options, which can affect buyer sentiment and overall demand. In summary, while the current valuation reflects a stable market environment, potential investors should remain vigilant regarding lease duration and evolving market conditions that may impact future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.