83a Circuit Road 371083, Macpherson, Central Region, Singapore
$1,125,000
Why You’ll Love This Home: High Floor & Privacy: Situated on the 12th floor, this unit enjoys unblocked views, excellent cross-ventilation, and a bright, airy atmosphere throughout the year. Spacious & Squarish Layout: 96 sqm of efficient space with zero wasted corners. The generous living and dining area is perfect for hosting, while the bedrooms easily fit King-sized beds. This unit also has a unique dumbbell style layout that adds extra efficiency. The Ultimate Connectivity: A short, sheltered walk to MacPherson MRT (CC10/DT26)—your gateway to the Circle and Downtown lines. Commuting to the CBD, Paya Lebar Quarter (PLQ), or Orchard is a breeze. Foodie Paradise: Located right next to the famous Circuit Road Hawker Centres. From late-night cravings to morning kopi, you are spoilt for choice. Mature Estate Convenience: Within 1km of reputable schools (like Canossa Catholic Primary) and surrounded by supermarkets, wet markets, and 24-hour convenience stores. A truly rare listing that won't be available for long! Call to arrange an appointment today. Do note, this unit requires extension, post sale.
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: L3008022J
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Automated Valuation based on 12 HDB resale transactions (data.gov.sg)
Fair Value
S$1.12M
S$1,085 psf
Asking Price
S$1.13M
S$1,089 psf
vs Market
+0.3%
vs Last Done
+3.7%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
12 comps
Nearest MRT
MacPherson
356m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
12 comparable transactions
S$985
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$1,085
Recent Comparable Transactions
10 shown · 12 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 83A CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,085,000 | ▼S$1,050 -3.2% vs FV | 99yr from 2020 |
Sep 2025 | Blk 83A CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,085,000 | ▼S$1,050 -3.2% vs FV | 99yr from 2020 |
Jul 2025 | Blk 83A CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,008,888 | ▼S$976 -10.0% vs FV | 99yr from 2020 |
Jul 2025 | Blk 83A CIRCUIT RD Floor 13 TO 15 | 1,033sqft | S$1,070,000 | ▼S$1,035 -4.6% vs FV | 99yr from 2020 |
Jun 2025 | Blk 83A CIRCUIT RD Floor 19 TO 21 | 1,033sqft | S$1,083,500 | ▼S$1,049 -3.3% vs FV | 99yr from 2020 |
Jan 2025 | Blk 83A CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,018,888 | ▼S$986 -9.1% vs FV | 99yr from 2020 |
Dec 2024 | Blk 83A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$1,000,800 | ▼S$1,000 -7.8% vs FV | 99yr from 2020 |
Sep 2024 | Blk 83A CIRCUIT RD Floor 07 TO 09 | 1,033sqft | S$975,000 | ▼S$944 -13.0% vs FV | 99yr from 2020 |
Sep 2024 | Blk 83A CIRCUIT RD Floor 07 TO 09 | 1,033sqft | S$976,888 | ▼S$945 -12.9% vs FV | 99yr from 2020 |
Sep 2024 | Blk 83A CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,008,000 | ▼S$975 -10.1% vs FV | 99yr from 2020 |
Jul 2024 | Blk 83A CIRCUIT RD Floor 07 TO 09 | 1,033sqft | S$958,000 | ▼S$927 -14.6% vs FV | 99yr from 2020 |
Blk 83A CIRCUIT RD
Sep 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 83A CIRCUIT RD
Sep 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 83A CIRCUIT RD
Jul 2025 · Floor 10 TO 12
-10.0% vs FV
Blk 83A CIRCUIT RD
Jul 2025 · Floor 13 TO 15
-4.6% vs FV
Blk 83A CIRCUIT RD
Jun 2025 · Floor 19 TO 21
-3.3% vs FV
Blk 83A CIRCUIT RD
Jan 2025 · Floor 10 TO 12
-9.1% vs FV
Blk 83A CIRCUIT RD
Dec 2024 · Floor 04 TO 06
-7.8% vs FV
Blk 83A CIRCUIT RD
Sep 2024 · Floor 07 TO 09
-13.0% vs FV
Blk 83A CIRCUIT RD
Sep 2024 · Floor 07 TO 09
-12.9% vs FV
Blk 83A CIRCUIT RD
Sep 2024 · Floor 10 TO 12
-10.1% vs FV
Blk 83A CIRCUIT RD
Jul 2024 · Floor 07 TO 09
-14.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB property located in Geylang, with a remaining lease of 92 years, stands at an estimated value of $1,121,301, translating to approximately $1,085 per square foot. This valuation reflects a market price that is only 0.3% above the baseline, indicating a stable yet competitive pricing environment within this particular segment. Such a minor deviation suggests a nuanced balance between supply and demand, with the property sustaining its desirability in a vibrant urban locale.
Analyzing the recent market dynamics, the valuation is supported by data from 12 comparable HDB resale transactions in the vicinity, providing a solid foundation for this estimate. With a model confidence rating of medium, it is imperative to consider the broader economic indicators influencing the HDB market, including demographic trends and urban development plans that may impact future valuations. The remaining lease of 92 years adds a layer of longevity to the investment, appealing to both owner-occupiers and investors seeking stability in a fluctuating market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.