83b Circuit Road 372083, Macpherson, Central Region, Singapore
$1,079,000



















- NO extension needed (+++++) - 100% move in condition (pack your luggage and move in) - Balcony that doubles up as a study room (100% usable space) - Stone's throw to MRT, PIE (for drivers) and plenty of amenities - ULTRA well maintained by proud owners (see to believe) - Quality fittings (branded hinges etc.) - Super bright with ample natural light - No EIP restriction - for October 2025 - North-West facing Accessibility: √ Macpherson MRT (0.29km) √ Paya Lebar MRT (0.68km) √ Mattar MRT (0.85km) Schools: √ Geylang Methodist Primary (<1km) √ Cedar Primary (<2km) √ Haig's Girl's Primary (<2km) √ Kong Hua Primary (<2km) √ Maha Bodhi Primary (<2km) √ Geylang Methodist Secondary (1.06km) √ Manjusri Secondary (1.38km) √ Broadrick Secondary School (1.81km) √ Tanjong Katong Secondary (1.84km) √ Tanjong Katong Girls' Secondary (1.93km) Childcare: √ My First Skool (0.10km) √ Super Talent Childcare (0.23km) √ Sparkletots Pre School (0.28km) √ Little Footprints Preschool (0.28km) √ Bethel Kinderlites (0.42km) Amenities: √ NTUC Fairprice (0.41km) √ Sheng Siong (0.49km) √ Cold Storage (0.6km) √ Paya Lebar Square (1km) √ Paya Labar Quarters (1.8km) Please contact Greg at Nine Seven Four Two Three Seven Six Nine for exclusive viewing :)
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 15 HDB resale transactions (data.gov.sg)
Fair Value
S$1.11M
S$1,078 psf
Asking Price
S$1.08M
S$1,045 psf
vs Market
-3.1%
vs Last Done
+9.2%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
15 comps
Nearest MRT
MacPherson
338m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$978
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$1,078
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -11.2% vs FV | 99yr from 2020 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -11.2% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$1,040,000 | ▼S$1,039 -3.6% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,085,000 | ▼S$1,050 -2.6% vs FV | 99yr from 2020 |
Oct 2025 | Blk 83B CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,033,888 | ▼S$1,001 -7.1% vs FV | 99yr from 2020 |
Sep 2025 | Blk 83B CIRCUIT RD Floor 01 TO 03 | 1,033sqft | S$875,000 | ▼S$847 -21.4% vs FV | 99yr from 2020 |
Aug 2025 | Blk 83B CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,050,000 | ▼S$1,049 -2.7% vs FV | 99yr from 2020 |
Jul 2025 | Blk 83B CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,065,000 | ▼S$1,064 -1.3% vs FV | 99yr from 2020 |
May 2025 | Blk 83B CIRCUIT RD Floor 01 TO 03 | 1,033sqft | S$915,000 | ▼S$885 -17.9% vs FV | 99yr from 2020 |
Mar 2025 | Blk 83B CIRCUIT RD Floor 01 TO 03 | 1,033sqft | S$933,000 | ▼S$903 -16.2% vs FV | 99yr from 2020 |
Mar 2025 | Blk 83B CIRCUIT RD Floor 16 TO 18 | 1,033sqft | S$1,075,000 | ▼S$1,040 -3.5% vs FV | 99yr from 2020 |
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-3.6% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-2.6% vs FV
Blk 83B CIRCUIT RD
Oct 2025 · Floor 10 TO 12
-7.1% vs FV
Blk 83B CIRCUIT RD
Sep 2025 · Floor 01 TO 03
-21.4% vs FV
Blk 83B CIRCUIT RD
Aug 2025 · Floor 10 TO 12
-2.7% vs FV
Blk 83B CIRCUIT RD
Jul 2025 · Floor 16 TO 18
-1.3% vs FV
Blk 83B CIRCUIT RD
May 2025 · Floor 01 TO 03
-17.9% vs FV
Blk 83B CIRCUIT RD
Mar 2025 · Floor 01 TO 03
-16.2% vs FV
Blk 83B CIRCUIT RD
Mar 2025 · Floor 16 TO 18
-3.5% vs FV
HELIOS AI Analysis
The current valuation of the 4-room HDB unit in Geylang, estimated at $1,113,556 or $1,078 PSF, reflects a nuanced interplay of market dynamics and residual lease considerations. With a remaining lease of 92 years, this property benefits from a substantial duration of ownership, which is a critical factor in maintaining its value in a competitive real estate landscape. Geylang, known for its vibrant culture and proximity to key urban amenities, continues to attract both owner-occupiers and investors, contributing to a stable demand for HDB flats in the area.
The valuation indicates a 3.1% premium over the baseline market price, suggesting a positive sentiment among buyers within this locality. This modest increase aligns with the observed trends in recent HDB resale transactions, where a thorough analysis of 15 comparable sales reveals a consistent appreciation in property values. However, the model confidence is categorized as medium, reflecting the inherent variability in the market and the need for careful consideration of external economic factors that could influence future valuations. As such, potential buyers should weigh the long-term viability of the investment in light of these dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.