82a Circuit Road 371082, Macpherson, Central Region, Singapore
$1,068,000
*** Exclusive Listing *** - North (Windows) South (Main Door) Facing - High Floor Unblocked View - Fully renovated - Fully Vinyl Flooring - Fully Air-Conditioned - 1 Common Room converted to Dining/Study Room - Close Proximity to Amenities & Primary Schools Introducing a stunning 3-bedroom, 2-bathroom HDB apartment located at 82A Circuit Road, Singapore. This spacious, high floor renovated 1001 sqft property is the perfect place to call home. Convenience is at your doorstep with various amenities just a stone's throw away. Here's what you'll find nearby: MRT Stations: - Macpherson MRT Station (Doorstep) – Offering seamless connectivity to Circle Line and Downtown Line and 1 Station away from Green Line <1KM Primary Schools: - Canossa Catholic Primary - Geylang Methodist Primary <2KM Primary Schools: - Cedar Primary - Haig Girls' Primary - Kong Hwa Primary - Maha Bodhi Primary Shopping Malls: - Paya Lebar Square (14 minutes walk) - PLQ Mall (15 minutes walk) - Macpherson Mall - Woodleigh Mall - NEX Mall Supermarkets: - Sheng Shiong Supermarket - FairPrice Aljunied Ave 2 - Giant Paya Lebar Square Coffeeshops & Hawkers: - Nearby Coffeeshops - Macpherson Market and Food Centre - Circuit Road Hawker Centre With its prime location, this HDB apartment ensures you have everything you need within reach. Don't miss out on this fantastic opportunity to own a beautiful home in this vibrant neighborhood. Contact us now to schedule a viewing and make this your new home sweet home! George Koh 9846XXXX SRI Pte Ltd
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: L3010738A
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Automated Valuation based on 27 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.10M
S$1,103 psf
Asking Price
S$1.07M
S$1,067 psf
vs Market
-3.3%
vs Last Done
+0.9%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
27 comps
Nearest MRT
MacPherson
246m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
27 comparable transactions
S$1,001
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$1,103
Recent Comparable Transactions
10 shown · 27 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,059,000 | ▼S$1,058 -4.1% vs FV | 99yr from 2020 |
Sep 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,059,000 | ▼S$1,058 -4.1% vs FV | 99yr from 2020 |
Jul 2025 | Blk 82A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,088,000 | ▼S$1,087 -1.5% vs FV | 99yr from 2020 |
Apr 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,075,000 | ▼S$1,074 -2.6% vs FV | 99yr from 2020 |
Mar 2025 | Blk 82A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$1,007,889 | ▼S$1,007 -8.7% vs FV | 99yr from 2020 |
Mar 2025 | Blk 82A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,070,000 | ▼S$1,069 -3.1% vs FV | 99yr from 2020 |
Feb 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,080,000 | ▼S$1,079 -2.2% vs FV | 99yr from 2020 |
Jan 2025 | Blk 82A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$988,000 | ▼S$987 -10.5% vs FV | 99yr from 2020 |
Dec 2024 | Blk 82A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$950,000 | ▼S$949 -14.0% vs FV | 99yr from 2020 |
Dec 2024 | Blk 82A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,006,888 | ▼S$1,006 -8.8% vs FV | 99yr from 2020 |
Dec 2024 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,050,000 | ▼S$1,049 -4.9% vs FV | 99yr from 2020 |
Blk 82A CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-4.1% vs FV
Blk 82A CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-4.1% vs FV
Blk 82A CIRCUIT RD
Jul 2025 · Floor 16 TO 18
-1.5% vs FV
Blk 82A CIRCUIT RD
Apr 2025 · Floor 13 TO 15
-2.6% vs FV
Blk 82A CIRCUIT RD
Mar 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 82A CIRCUIT RD
Mar 2025 · Floor 16 TO 18
-3.1% vs FV
Blk 82A CIRCUIT RD
Feb 2025 · Floor 13 TO 15
-2.2% vs FV
Blk 82A CIRCUIT RD
Jan 2025 · Floor 04 TO 06
-10.5% vs FV
Blk 82A CIRCUIT RD
Dec 2024 · Floor 04 TO 06
-14.0% vs FV
Blk 82A CIRCUIT RD
Dec 2024 · Floor 10 TO 12
-8.8% vs FV
Blk 82A CIRCUIT RD
Dec 2024 · Floor 13 TO 15
-4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Geylang, standing at an estimated value of $1,104,463 or $1,103 PSF, reflects a robust market positioning within a competitive landscape. With a remaining lease of 92 years, this property not only offers a substantial tenure but also aligns well with buyer preferences for long-term residency. The current valuation indicates a 3.3% differential from the baseline market price, suggesting a healthy demand for HDB flats in this sought-after locale.
The analysis is underpinned by a high model confidence level, derived from an extensive review of 27 recent HDB resale transactions in the vicinity. This data set provides a reliable foundation for assessing market dynamics, indicating a resilient property sector in Geylang. The area's blend of cultural vibrancy and accessibility further enhances its attractiveness, thereby reinforcing the positive sentiment reflected in the current valuation. Investors and homeowners alike should note the significance of these market signals as they navigate their real estate decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.