82a Circuit Road 371082, Macpherson, Central Region, Singapore
$850,000




No image
Beautifully Renovated 3-Room HDB For Sale! Up to $90K Renovations Done! Perfect Home for Couples! Location: * 3 Mins Fully Sheltered Walk to MacPherson MRT * Plenty of Amenities in Close Proximity! About Unit: * 68 sqm / 732 sqft * 3A Model * High Floor Unblock Skyline View * Rare Extreme Corner Unit (Huge Corridor Area Space) * Main Door Face South-West and Living Room and All Bedrooms Face North-East (No West Sun) * Fully Renovated (Move-in Ready) * Clean and Well Maintained * 3 Months Extension Required * No Ethnic Quota Restrictions as at Oct 2025 * Remaining Lease: 93 Years 7 Months as at Oct 2025 * Furnished with Quality and Premium Finishing, under ID Warranty. * Fully Integrated with Smart-home System (Automated Curtains, Lights, Air-conditioner and Security) MRT Stations: * Macpherson MRT * Paya Lebar MRT Schools within 1km: * Canossa Catholic Primary * Geylang Methodist School Child Care/Preschools: * My First Skool @ 82 Circuit Road * PCF Sparkletots @ 54 Pipit Road Shopping/Retail: * Paya Lebar Square/Mall * SingPost Centre * Paya Lebar Quarter * City Plaza Supermarket/Wet Markets: * FairPrice Supermarket @ 77 Circuit Rd * Sheng Siong @ 118 Aljunied Ave 2 * Giant @ Paya Lebar Square * Cold Storage @ Paya Lebar Square * Circuit Road Hawker Centre * Geylang East Market & Food Centre Contact Me For Viewings Now! Buy | Sell | Rent - Always Here For You! Karine Lee +659099XXXX R064254B
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 12 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$841,712
S$1,150 psf
Asking Price
S$850,000
S$1,161 psf
vs Market
+1.0%
vs Last Done
+8.9%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
12 comps
Nearest MRT
MacPherson
246m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
12 comparable transactions
S$1,043
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$1,150
Recent Comparable Transactions
10 shown · 12 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 82A CIRCUIT RD Floor 07 TO 09 | 732sqft | S$780,000 | ▼S$1,066 -7.3% vs FV | 99yr from 2020 |
Sep 2025 | Blk 82A CIRCUIT RD Floor 07 TO 09 | 732sqft | S$780,000 | ▼S$1,066 -7.3% vs FV | 99yr from 2020 |
May 2025 | Blk 82A CIRCUIT RD Floor 04 TO 06 | 732sqft | S$748,000 | ▼S$1,022 -11.1% vs FV | 99yr from 2020 |
Apr 2025 | Blk 82A CIRCUIT RD Floor 19 TO 21 | 732sqft | S$811,000 | ▼S$1,108 -3.7% vs FV | 99yr from 2020 |
Mar 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 732sqft | S$775,000 | ▼S$1,059 -7.9% vs FV | 99yr from 2020 |
Feb 2025 | Blk 82A CIRCUIT RD Floor 16 TO 18 | 732sqft | S$790,000 | ▼S$1,079 -6.2% vs FV | 99yr from 2020 |
Jan 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 732sqft | S$760,000 | ▼S$1,038 -9.7% vs FV | 99yr from 2020 |
Jan 2025 | Blk 82A CIRCUIT RD Floor 10 TO 12 | 732sqft | S$745,000 | ▼S$1,018 -11.5% vs FV | 99yr from 2020 |
Dec 2024 | Blk 82A CIRCUIT RD Floor 16 TO 18 | 732sqft | S$768,888 | ▼S$1,050 -8.7% vs FV | 99yr from 2020 |
Nov 2024 | Blk 82A CIRCUIT RD Floor 04 TO 06 | 732sqft | S$725,000 | ▼S$991 -13.8% vs FV | 99yr from 2020 |
Oct 2024 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 732sqft | S$758,000 | ▼S$1,036 -9.9% vs FV | 99yr from 2020 |
Blk 82A CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-7.3% vs FV
Blk 82A CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-7.3% vs FV
Blk 82A CIRCUIT RD
May 2025 · Floor 04 TO 06
-11.1% vs FV
Blk 82A CIRCUIT RD
Apr 2025 · Floor 19 TO 21
-3.7% vs FV
Blk 82A CIRCUIT RD
Mar 2025 · Floor 13 TO 15
-7.9% vs FV
Blk 82A CIRCUIT RD
Feb 2025 · Floor 16 TO 18
-6.2% vs FV
Blk 82A CIRCUIT RD
Jan 2025 · Floor 13 TO 15
-9.7% vs FV
Blk 82A CIRCUIT RD
Jan 2025 · Floor 10 TO 12
-11.5% vs FV
Blk 82A CIRCUIT RD
Dec 2024 · Floor 16 TO 18
-8.7% vs FV
Blk 82A CIRCUIT RD
Nov 2024 · Floor 04 TO 06
-13.8% vs FV
Blk 82A CIRCUIT RD
Oct 2024 · Floor 13 TO 15
-9.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in Geylang reflects a nuanced understanding of the current property market dynamics in Singapore. With an estimated value of $841,712, translating to a price per square foot of $1,150, the property is positioned competitively amidst a backdrop of evolving market conditions. The remaining lease of 92 years adds to the asset's appeal, as properties with longer leases typically enjoy a more stable demand, especially in a vibrant district such as Geylang.
Notably, the market signal indicates a 1% difference from the baseline, suggesting that the pricing is aligned with recent trends observed in the area. Our analysis is grounded on a comprehensive review of 12 recent HDB resale transactions in the vicinity, which reinforces the credibility of this valuation. The medium confidence level in the model highlights the complexity of the current market, where factors such as buyer sentiment and external economic conditions play pivotal roles. As such, this valuation serves as a critical touchpoint for potential buyers and investors looking to navigate the Geylang property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.