49 Circuit Road 370049, Macpherson, Central Region, Singapore
$338,888
For Sale at Blk 49 Circuit Road ► Property Type : 3 Standard ► Size : 56 sqm / 603 sqft ► Built in 1969, 57 years old flat, Balance lease approx 42 years A unit NOT TO BE MISSED! Description : - SUPER convenient location - Nearby bus stop with many bus services! - Mid Floor #06 - Bright and Breezy - Huge living hall with generous size bedroom - Efficient layout, no odd shape - 2 good sized rooms - Minimal built-ins - Serious seller - All races/PR can buy - No extension required! Convenient Location! ⭑ Nearby Coffeeshops, Hawker centre, Market, Wet market, Supermarket, Bakery, Salons, Shops! ⭑ Stone throw to bus stops ⭑ Minutes walk from MRT stations (DT26/CC10 MacPherson, DT25 Mattar) Schools nearby! ⭑ Bethel Kinderlites ⭑ Canossa Catholic Primary School ⭑ Pcf Sparkletots Preschool @ Macpherson Blk 31 (Kn) ⭑ Pcf Sparkletots Preschool @ Macpherson Blk 108 (Kn) ⭑ Geylang Methodist School (Primary) ⭑ Geylang Methodist School (Secondary) ⭑ Cedar Primary school ⭑ Kong Hwa School (within 2km) ⭑ Maha Bodhi (within 2km) ⭑ Maria Stella High School Primary Let’s turn plans into keys Contact us now to book a viewing slot! Bee 8282O999 Wesley 93823OO8 Have questions about the market? We are here to help, reach out anytime to discuss your options. Disclaimer: Some photos have been virtually staged for illustrative purposes only. We strongly encourage prospective buyers to visit and personally view the actual unit before making any decisions.
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: L3002382K
Automated Valuation based on 421 HDB resale transactions (data.gov.sg) · 79 outliers removed (IQR)
Fair Value
S$192,441
S$319 psf
Asking Price
S$338,888
S$562 psf
vs Market
+76.1%
vs Last Done
+2.6%
Tenure
37 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
421 comps
Nearest MRT
Mattar
346m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
421 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.529
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$319
Recent Comparable Transactions
10 shown · 421 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 +71.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +71.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 23 BALAM RD Floor 01 TO 03 | 649sqft | S$325,000 | ▲S$501 +57.1% vs FV | 99yr from 1967 |
Mar 2026 | Blk 36 CASSIA CRES Floor 01 TO 03 | 732sqft | S$488,000 | ▲S$667 +109.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 38 CIRCUIT RD Floor 07 TO 09 | 646sqft | S$338,000 | ▲S$523 +63.9% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 CIRCUIT RD Floor 13 TO 15 | 775sqft | S$388,000 | ▲S$501 +57.1% vs FV | 99yr from 1971 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +82.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 3 JOO CHIAT RD Floor 07 TO 09 | 969sqft | S$630,000 | ▲S$650 +103.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 91 PAYA LEBAR WAY Floor 10 TO 12 | 624sqft | S$350,000 | ▲S$561 +75.9% vs FV | 99yr from 1972 |
Feb 2026 | Blk 95 ALJUNIED CRES Floor 04 TO 06 | 700sqft | S$388,000 | ▲S$555 +74.0% vs FV | 99yr from 1975 |
Feb 2026 | Blk 97 ALJUNIED CRES Floor 01 TO 03 | 700sqft | S$350,000 | ▲S$500 +56.7% vs FV | 99yr from 1975 |
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+71.8% vs FV
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+71.8% vs FV
Blk 23 BALAM RD
Mar 2026 · Floor 01 TO 03
+57.1% vs FV
Blk 36 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+109.1% vs FV
Blk 38 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+63.9% vs FV
Blk 36 CIRCUIT RD
Mar 2026 · Floor 13 TO 15
+57.1% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+82.8% vs FV
Blk 3 JOO CHIAT RD
Mar 2026 · Floor 07 TO 09
+103.8% vs FV
Blk 91 PAYA LEBAR WAY
Mar 2026 · Floor 10 TO 12
+75.9% vs FV
Blk 95 ALJUNIED CRES
Feb 2026 · Floor 04 TO 06
+74.0% vs FV
Blk 97 ALJUNIED CRES
Feb 2026 · Floor 01 TO 03
+56.7% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB property located in Geylang, with a remaining lease of 37 years, stands at an estimated value of $192,441, translating to a price per square foot (PSF) of $319. This valuation is particularly noteworthy as it indicates a significant market signal, with the property priced above the market baseline by an impressive 76.1%. Such a substantial deviation suggests a strong demand trajectory in the Geylang locale, which is often characterized by its vibrant urban lifestyle and strategic accessibility to key amenities.
The high model confidence, derived from an analysis of 421 recent HDB resale transactions in the area, further reinforces the credibility of this valuation. In a market where lease tenure is a critical determinant of property value, the remaining lease of 37 years presents an intriguing dynamic—balancing the potential for future appreciation against the backdrop of buyer preferences for longer leases. As the market evolves, it will be essential for potential investors and homeowners to consider the implications of lease duration alongside the attractive pricing dynamics currently observed in Geylang.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.