49 Circuit Road 370049, Macpherson, Central Region, Singapore
$338,888
For Sale at Blk 49 Circuit Road ► Property Type : 3 Standard ► Size : 56 sqm / 603 sqft ► Built in 1969, 57 years old flat, Balance lease approx 42 years A unit NOT TO BE MISSED! Description : - SUPER convenient location - Nearby bus stop with many bus services! - Mid Floor #06 - Bright and Breezy - Huge living hall with generous size bedroom - Efficient layout, no odd shape - 2 good sized rooms - Minimal built-ins - Serious seller - All races/PR can buy - No extension required! Convenient Location! ⭑ Nearby Coffeeshops, Hawker centre, Market, Wet market, Supermarket, Bakery, Salons, Shops! ⭑ Stone throw to bus stops ⭑ Minutes walk from MRT stations (DT26/CC10 MacPherson, DT25 Mattar) Schools nearby! ⭑ Bethel Kinderlites ⭑ Canossa Catholic Primary School ⭑ Pcf Sparkletots Preschool @ Macpherson Blk 31 (Kn) ⭑ Pcf Sparkletots Preschool @ Macpherson Blk 108 (Kn) ⭑ Geylang Methodist School (Primary) ⭑ Geylang Methodist School (Secondary) ⭑ Cedar Primary school ⭑ Kong Hwa School (within 2km) ⭑ Maha Bodhi (within 2km) ⭑ Maria Stella High School Primary Let’s turn plans into keys Contact us now to book a viewing slot! Bee 8282O999 Wesley 93823OO8 Have questions about the market? We are here to help, reach out anytime to discuss your options. Disclaimer: Some photos have been virtually staged for illustrative purposes only. We strongly encourage prospective buyers to visit and personally view the actual unit before making any decisions.
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: L3002382K
Automated Valuation based on 420 HDB resale transactions (data.gov.sg) · 80 outliers removed (IQR)
Fair Value
S$192,585
S$319 psf
Asking Price
S$338,888
S$562 psf
vs Market
+76.0%
vs Last Done
+2.6%
Tenure
37 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
420 comps
Nearest MRT
Mattar
346m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
420 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.529
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$319
Recent Comparable Transactions
10 shown · 420 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +71.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +71.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 23 BALAM RD Floor 01 TO 03 | 649sqft | S$325,000 | ▲S$501 +57.1% vs FV | 99yr from 1967 |
Mar 2026 | Blk 36 CASSIA CRES Floor 01 TO 03 | 732sqft | S$488,000 | ▲S$667 +109.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 38 CIRCUIT RD Floor 07 TO 09 | 646sqft | S$338,000 | ▲S$523 +63.9% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 CIRCUIT RD Floor 13 TO 15 | 775sqft | S$388,000 | ▲S$501 +57.1% vs FV | 99yr from 1971 |
Mar 2026 | Blk 59 CIRCUIT RD Floor 04 TO 06 | 646sqft | S$329,000 | ▲S$509 +59.6% vs FV | 99yr from 1969 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +82.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 3 JOO CHIAT RD Floor 07 TO 09 | 969sqft | S$630,000 | ▲S$650 +103.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 91 PAYA LEBAR WAY Floor 10 TO 12 | 624sqft | S$350,000 | ▲S$561 +75.9% vs FV | 99yr from 1972 |
Mar 2026 | Blk 305 UBI AVE 1 Floor 01 TO 03 | 678sqft | S$465,000 | ▲S$686 +115.0% vs FV | 99yr from 2000 |
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+71.8% vs FV
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+71.8% vs FV
Blk 23 BALAM RD
Mar 2026 · Floor 01 TO 03
+57.1% vs FV
Blk 36 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+109.1% vs FV
Blk 38 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+63.9% vs FV
Blk 36 CIRCUIT RD
Mar 2026 · Floor 13 TO 15
+57.1% vs FV
Blk 59 CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+59.6% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+82.8% vs FV
Blk 3 JOO CHIAT RD
Mar 2026 · Floor 07 TO 09
+103.8% vs FV
Blk 91 PAYA LEBAR WAY
Mar 2026 · Floor 10 TO 12
+75.9% vs FV
Blk 305 UBI AVE 1
Mar 2026 · Floor 01 TO 03
+115.0% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB property located in Geylang, with a remaining lease of 37 years, stands at an estimated value of $192,585, translating to a price per square foot (PSF) of $319. This valuation reflects a noteworthy market signal, indicating that the property is priced approximately 76% above the baseline market value. This substantial deviation from the average suggests a heightened demand for HDB units in this vibrant district, driven by its strategic location and urban amenities.
With a model confidence rating of high, the valuation is supported by an extensive analysis of 420 recent HDB resale transactions in the vicinity. The Geylang area has shown resilience and attractiveness among buyers, likely due to its proximity to key transport links and lifestyle offerings. As the property market in Singapore continues to evolve, the remaining lease of 37 years will play a critical role in shaping future valuations, particularly as it approaches the 30-year mark where buyer sentiment may shift. In this context, prospective buyers and investors should weigh the current valuation against the long-term lease dynamics and the overall market trajectory.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.