62 Circuit Road 370062, Macpherson, Central Region, Singapore
$358,888























New Exclusive Listing! =================== [No Need Extension, Pure Selling] **CORNER + Purchased RECESS AREA** Blk 62 Circuit Road - (3S) for Sale! Balance Lease: 40 years 4 months 2 Bedroom | 2 Bathroom 67sqm/ 721sqft **Key Features:** ... Mature Estate in the City fridge ... Two MRTs, Two Wet Markets, many shops near by ... Famous foodies at the long stretch hawker centre ... Corner with Recess Area - Low Floor Lovers - Easy Elevation Living - Rare Front & Back Unblock view - Spacious Layout - NS Facing - Chinese Owner - Open to all Race! .....Call Jen at 9018-3939 for exclusive viewings!.... ...Nearby amenities... ⭑ Nearby MRTs • MacPherson (335 m) - 7 mins walk • Mattar (396 m) - 7 mins walk • 7 MRTs within 1 km ⭑ Nearby Bus stops • Blk 36 (267 m) - 1 min walk • Kong Hwa School (165 m) - 3 mins walk • Blk 77 (260 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Market/Hawker Centre • Circuit Road Blk 79/79A (Famous Hawker Center) • Circuit Road Blk 80 (Market and Food Center) • Circuit Road Blk 89 (Market and Food Center) ⭑ Nearby Grocery Stores • FairPrice - Circuit Blk 77 (299 m) - 3 mins walk • 8 grocery stores within 1 km ⭑ Community Club • Macpherson CC (392 m) ⭑ Child Care Centre • E-Bridge Pre-School Pte. Ltd. (416 m) • My First Skool (355 m) • PCF Sparkletots Preschool (252 m) .....Call Jen at 9018-3939 for exclusive viewings!....
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 4 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$434,023
S$602 psf
Asking Price
S$358,888
S$498 psf
vs Market
-17.3%
vs Last Done
-9.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
MacPherson
311m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$546
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$602
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$330,000 | ▼S$547 -9.1% vs FV | 99yr from 1967 |
Apr 2026 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$330,000 | ▼S$547 -9.1% vs FV | 99yr from 1967 |
Nov 2025 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$326,500 | ▼S$542 -10.0% vs FV | 99yr from 1967 |
Sep 2025 | Blk 62 CIRCUIT RD Floor 07 TO 09 | 603sqft | S$335,000 | ▼S$556 -7.6% vs FV | 99yr from 1967 |
Aug 2025 | Blk 62 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$325,000 | ▼S$539 -10.5% vs FV | 99yr from 1967 |
Blk 62 CIRCUIT RD
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 62 CIRCUIT RD
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 62 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
-10.0% vs FV
Blk 62 CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-7.6% vs FV
Blk 62 CIRCUIT RD
Aug 2025 · Floor 04 TO 06
-10.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room property in Geylang, with a remaining lease of 75 years, presents a noteworthy opportunity within the current real estate landscape. With an estimated value of $434,023, equating to a price per square foot (PSF) of $602, this property is positioned significantly below the baseline, reflecting a market signal categorized as a "Good Deal" with a striking 17.3% difference. This valuation indicates a potential for appreciation, particularly appealing to first-time buyers and investors seeking value in a competitive market.
However, it is essential to approach this valuation with caution, as the model confidence is rated as low, based on analysis of only four recent HDB resale transactions in the vicinity. This limited dataset suggests that while the property offers an attractive entry point, fluctuations in local market dynamics could influence its future value trajectory. Prospective buyers are advised to consider the implications of the remaining lease period, as HDB properties with longer leases generally attract more interest, providing a buffer against depreciation as the lease term diminishes over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.