82a Circuit Road 371082, Macpherson, Central Region, Singapore
$1,050,888
Located just **steps away from MacPherson MRT**, this unit offers exceptional convenience and connectivity, making daily commuting effortless. With the MRT literally at your doorstep, residents enjoy quick access to multiple train lines and seamless travel to different parts of Singapore. Right downstairs, you will find a wide range of everyday amenities that cater to all your lifestyle needs. There are **two coffee shops** offering a variety of local food options, perfect for quick meals or casual dining. A **bubble tea shop** and **bakery** provide convenient spots to grab your favourite drinks and fresh pastries anytime. Daily necessities are easily accessible with a **FairPrice supermarket** just below the block, making grocery shopping extremely convenient. In addition, the development is surrounded by many essential services including an **optical shop**, **massage centre**, **manicure and pedicure services**, **hair salon**, **facial and beauty services**, as well as a **minimart** for quick purchases. This unit is ideal for buyers who value **ultimate convenience, excellent connectivity, and a vibrant neighbourhood with amenities right at their doorstep**. Whether for own stay or investment, the location provides strong appeal due to its accessibility and comprehensive surrounding facilities. Contact Kiwi for an exclusive viewing Wa.me/658133XXXX
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
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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$1.05M
S$1,050 psf
vs Market
-4.9%
vs Last Done
-0.8%
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 recent valuation of a 4-room HDB unit located in the vibrant district of Geylang, with a remaining lease of 92 years, stands at an estimated value of $1,104,463, translating to $1,103 PSF. This valuation reflects a significant market signal, showcasing a 4.9% difference from baseline prices. Such a premium indicates a robust demand for housing in this area, which is ideally situated for both residential living and investment potential.
Our analysis is grounded in a comprehensive review of 27 recent HDB resale transactions within the vicinity, providing a solid empirical foundation for our high model confidence rating. The Geylang area continues to attract a diverse demographic, bolstered by its strategic location and the availability of essential amenities. As the market adapts to evolving needs, the remaining lease of this property enhances its appeal, ensuring that it remains a lucrative option for prospective buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.