17b Circuit Road 372017, Macpherson, Central Region, Singapore
$1,000,000















Unit details: * 1,001 Sqft / 93 Sqm * 3 Bedrooms + 2 Bathrooms * Lease from 01 Nov 2016 (90 years 3 months Balance Lease) * All Races Welcomed (EIP Quota) * Efficient Layout with No Odd Shapes * Renovated & Well Maintained Condition * Mid Floor Unit * Good Privacy Facing * Living Room: North * Main Door: South * Super Convenient with Plentiful Amenities * Fully Sheltered 6 Mins Walk to Macpherson MRT * 3 Months Extension Required Transports: MacPherson MRT (CC10/DT26) | 0.5KM Tai Seng MRT (CC11) | 0.85KM Mattar MRT (DT25) | 0.95KM Shopping Malls: Grantral Mall @ Macpherson | 0.75KM 18 Tai Seng | 0.85KM Paya Lebar Square | 1.7KM PLQ Mall | 1.8KM Singpost Centre | 1.8KM Groceries: Sheng Siong Supermarket @ 18B Circuit Rd | 0.25KM Scarlett Supermarket @ Grantral Mall @ MacPherson | 0.75KM NTUC FairPrice @ 18 Tai Seng | 0.85KM Giant Supermarket @ 306 Ubi Ave 1 | 2.0KM Eateries: Circuit Road Market & Food Centre | 0.55KM M.Connect Food Court @ Grantral Mall @ Macpherson | 0.75KM Circuit Road Hawker Centre | 0.85KM MacPherson Market & Food Centre | 1.2KM Primary Schools: Canossa Catholic Primary School | 1.0KM Maha Bodhi School | 1.8KM Geylang Methodist School (Primary) | 2.0KM Cedar Primary School | 2.0KM Maris Stella High School | 2.0KM Secondary Schools: Bartley Secondary School | 1.7KM Manjusri Secondary School | 1.9KM For viewing arrangements, kindly contact our Listings Manager: Sebastian Lau @ 9.0.9.2.7.3.8.8 Gabriel Ding @ 9.0.9.2.5.2.8.8 PropertyLimBrothers Team
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 8 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.08M
S$1,082 psf
Asking Price
S$1.00M
S$999 psf
vs Market
-7.7%
vs Last Done
+2.0%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
MacPherson
391m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$981
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$1,082
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -9.5% vs FV | 99yr from 2016 |
Apr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -9.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -11.2% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,000,000 | ▼S$999 -7.7% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$960,000 | ▼S$959 -11.4% vs FV | 99yr from 2016 |
Oct 2025 | Blk 17B CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,018,000 | ▼S$1,017 -6.0% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17B CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$988,888 | ▼S$988 -8.7% vs FV | 99yr from 2016 |
Jan 2025 | Blk 17B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$950,000 | ▼S$949 -12.3% vs FV | 99yr from 2016 |
Nov 2024 | Blk 17B CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,000,000 | ▼S$999 -7.7% vs FV | 99yr from 2016 |
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-9.5% vs FV
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-9.5% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-11.2% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 13 TO 15
-7.7% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 17B CIRCUIT RD
Oct 2025 · Floor 16 TO 18
-6.0% vs FV
Blk 17B CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-8.7% vs FV
Blk 17B CIRCUIT RD
Jan 2025 · Floor 04 TO 06
-12.3% vs FV
Blk 17B CIRCUIT RD
Nov 2024 · Floor 16 TO 18
-7.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in the Geylang area, with a remaining lease of 89 years, stands at an estimated value of $1,082,997, translating to approximately $1,082 PSF. This assessment positions the property favorably within the current market landscape, reflecting a 7.7% difference from the baseline, which categorizes this offering as a good deal. Such a premium valuation is indicative of the strong demand for HDB properties within this vibrant district, known for its blend of cultural heritage and modern conveniences.
The valuation is supported by a thorough analysis of 8 recent HDB resale transactions in the vicinity, which collectively contribute to a robust understanding of market dynamics and prevailing price trends. This data-driven approach, although characterized by a medium confidence level, underscores the importance of location and lease tenure in determining property value. With a remaining lease of 89 years, this unit not only offers long-term habitation potential but also attracts a diverse demographic of buyers, enhancing its marketability and investment appeal in one of Singapore's most sought-after neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.