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 Geylang, with a remaining lease of 89 years, stands at an estimated value of $1,082,997, translating to $1,082 PSF. This valuation positions the property favorably within the current market landscape, reflecting a 7.7% difference from the baseline, which indicates a strong potential for appreciation. The assessment is drawn from a robust analysis of 8 recent HDB resale transactions in the vicinity, providing a solid benchmark for comparison and contextual understanding.
However, it is essential to note that the model confidence for this valuation is classified as medium, suggesting that while the data indicates a positive market signal, there may be variables at play that could influence future price movements. The Geylang area, known for its vibrant culture and proximity to key amenities, continues to attract interest from both homebuyers and investors alike, further solidifying the potential for this property to maintain its value amidst Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.