85 Circuit Road 370085, Macpherson, Central Region, Singapore
$1,000 /month
Macpheson/ Geylang/ Aljunied Common Room available for rent in 85 Circuit Road. Only looking for singale pax. Key feature ✓ Well-maintained and renovated condition ✓ Well-kept unit condition ✓ Move-in condition ✓ Fully furnished unit ✓ Spacious layout Nearby amenities ⭑ Nearby MRTs • 5 MRTs within 1 km ⭑ Nearby Bus stops • Blk 90 (175 m) - 3 mins walk • Macpherson Institute of Technical Education Campus 1 (400 m) - 6 mins walk • Blk 79 FC (401 m) - 6 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • FairPrice Aljunied Ave 2 (155 m) - 3 mins walk • FairPrice - Geylang East (156 m) - 3 mins walk • Sheng Siong Supermarket (338 m) - 5 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • eiMaths@Aljunied (332 m) - 5 mins walk • St. Margaret's Primary School (498 m) - 7 mins walk • St Margaret's School (Primary) (527 m) - 4 mins drive • 5 more schools within 1 km ⭑ Nearby Parks • GEHA Garden (151 m) - 3 mins walk • Geylang East Park (243 m) - 4 mins walk • Pelton Canal Park Connector (509 m) - 2 mins drive • 5 more parks within 1 km Please call Chan Teck Wah @ 8823XXXX to arrange for a viewing.
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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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Estimated sale value based on 34 HDB resale transactions (data.gov.sg)
Fair Value
S$57,175
S$381 psf
Asking Price
S$1,000
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
42 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
34 comps
Nearest MRT
Mattar
570m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
34 comparable transactions
S$623
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.600
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$381
Recent Comparable Transactions
10 shown · 34 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 484sqft | S$260,000 | ▲S$537 +40.9% vs FV | 99yr from 1969 |
May 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 484sqft | S$260,000 | ▲S$537 +40.9% vs FV | 99yr from 1969 |
May 2026 | Blk 45 CIRCUIT RD Floor 04 TO 06 | 431sqft | S$298,000 | ▲S$692 +81.6% vs FV | 99yr from 1971 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▲S$619 +62.5% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 01 TO 03 | 431sqft | S$283,000 | ▲S$657 +72.4% vs FV | 99yr from 1969 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▲S$642 +68.5% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▲S$578 +51.7% vs FV | 99yr from 1969 |
Dec 2025 | Blk 39 CIRCUIT RD Floor 04 TO 06 | 506sqft | S$285,000 | ▲S$563 +47.8% vs FV | 99yr from 1971 |
Nov 2025 | Blk 45 CIRCUIT RD Floor 01 TO 03 | 441sqft | S$310,000 | ▲S$702 +84.3% vs FV | 99yr from 1971 |
Nov 2025 | Blk 63 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$290,000 | ▲S$599 +57.2% vs FV | 99yr from 1967 |
Nov 2025 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 506sqft | S$300,888 | ▲S$595 +56.2% vs FV | 99yr from 1971 |
Blk 70 CIRCUIT RD
May 2026 · Floor 10 TO 12
+40.9% vs FV
Blk 70 CIRCUIT RD
May 2026 · Floor 10 TO 12
+40.9% vs FV
Blk 45 CIRCUIT RD
May 2026 · Floor 04 TO 06
+81.6% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
+62.5% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 01 TO 03
+72.4% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
+68.5% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+51.7% vs FV
Blk 39 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
+47.8% vs FV
Blk 45 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+84.3% vs FV
Blk 63 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
+57.2% vs FV
Blk 40 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+56.2% vs FV
HELIOS AI Analysis
The valuation for the HDB 2-room unit in Geylang at an estimated value of $57,175, translating to $381 per square foot, signifies a stable market position, with a market price deviation of only 0% from the baseline. This valuation is anchored in a robust analytical framework, drawing insights from 34 recent HDB resale transactions within the vicinity. The high model confidence further reinforces the reliability of this valuation, indicating that the data-driven approach aligns well with current market dynamics.
With a remaining lease of 42 years, this property presents a unique consideration for potential buyers and investors. The longevity of the lease is a critical factor influencing buyer sentiment and market viability. In areas like Geylang, where urban development and infrastructural enhancements are ongoing, the stability in pricing reflects a balanced demand-supply equation. This environment is conducive for long-term investment, especially as Geylang continues to evolve, offering both lifestyle amenities and accessibility that enhance the desirability of such HDB units.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.