49 Circuit Road 370049, Macpherson, Central Region, Singapore
$360,000
High Floor Corner Unit Walk to Mattar or MacPherson MRT (Yellow & Blue Line) No Extension Buyer can do Contra Food Centre opposite the road. Many shops nearby Very Convenient Location The unit has 2 common bedrooms, 1 Bathroom, Kitchen, Living & Dining Hall. This flat is a 3 Rooms HDB for sale with 1 Baths in 49 Circuit Road, a stunning HDB Resale Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Geylang. Located in Geylang HDB Estate, this development is part of District 13. Completed in 1964, Macpherson Garden is a 99 year leasehold HDB Development with a total of 119 units. It has a total of 10 floors and is one of 64 HDB Blocks on Circuit Road. If you are looking for a property in the Geylang, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Mattar (310 m) - 5 mins walk • 2 MRTs within 1 km ⭑ Nearby Bus stops • Blk 79 FC (131 m) - 2 mins walk • Blk 79 Food center (133 m) - 2 mins walk • After Merpati Road (214 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • G.K. & Sons Hypermart (370 m) - 6 mins walk • FairPrice - Circuit Blk 77 (382 m) - 6 mins walk • FairPrice Aljunied Ave 2 (400 m) - 6 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Canossa Catholic Primary School (412 m) - 6 mins walk • St Margaret's School (Primary) (438 m) - 7 mins walk • St. Margaret's Primary School (451 m) - 7 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Pelton Canal Park Connector (236 m) - 4 mins walk • GEHA Garden (427 m) - 6 mins walk • Geylang East Park (454 m) - 7 mins walk • 7 more parks within 1 km Please call Cindy Fu from 99.co @ +659106XXXX to arrange for a viewing.
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 10 HDB resale transactions (data.gov.sg)
Fair Value
S$209,599
S$348 psf
Asking Price
S$360,000
S$597 psf
vs Market
+71.8%
vs Last Done
+13.9%
Tenure
42 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Medium
10 comps
Nearest MRT
Mattar
346m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$552
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.600
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$348
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 49 CIRCUIT RD Floor 01 TO 03 | 603sqft | S$316,000 | ▲S$524 +50.6% vs FV | 99yr from 1969 |
Feb 2026 | Blk 49 CIRCUIT RD Floor 01 TO 03 | 603sqft | S$316,000 | ▲S$524 +50.6% vs FV | 99yr from 1969 |
Dec 2025 | Blk 49 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$340,000 | ▲S$564 +62.1% vs FV | 99yr from 1969 |
Dec 2025 | Blk 49 CIRCUIT RD Floor 07 TO 09 | 603sqft | S$333,888 | ▲S$554 +59.2% vs FV | 99yr from 1969 |
Jul 2025 | Blk 49 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$318,000 | ▲S$528 +51.7% vs FV | 99yr from 1969 |
Jun 2025 | Blk 49 CIRCUIT RD Floor 01 TO 03 | 603sqft | S$333,888 | ▲S$554 +59.2% vs FV | 99yr from 1969 |
Mar 2025 | Blk 49 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$355,000 | ▲S$589 +69.3% vs FV | 99yr from 1969 |
Mar 2025 | Blk 49 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$330,000 | ▲S$547 +57.2% vs FV | 99yr from 1969 |
Dec 2024 | Blk 49 CIRCUIT RD Floor 01 TO 03 | 603sqft | S$332,000 | ▲S$551 +58.3% vs FV | 99yr from 1969 |
Nov 2024 | Blk 49 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$357,000 | ▲S$592 +70.1% vs FV | 99yr from 1969 |
Sep 2024 | Blk 49 CIRCUIT RD Floor 01 TO 03 | 603sqft | S$310,000 | ▲S$514 +47.7% vs FV | 99yr from 1969 |
Blk 49 CIRCUIT RD
Feb 2026 · Floor 01 TO 03
+50.6% vs FV
Blk 49 CIRCUIT RD
Feb 2026 · Floor 01 TO 03
+50.6% vs FV
Blk 49 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
+62.1% vs FV
Blk 49 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+59.2% vs FV
Blk 49 CIRCUIT RD
Jul 2025 · Floor 04 TO 06
+51.7% vs FV
Blk 49 CIRCUIT RD
Jun 2025 · Floor 01 TO 03
+59.2% vs FV
Blk 49 CIRCUIT RD
Mar 2025 · Floor 04 TO 06
+69.3% vs FV
Blk 49 CIRCUIT RD
Mar 2025 · Floor 04 TO 06
+57.2% vs FV
Blk 49 CIRCUIT RD
Dec 2024 · Floor 01 TO 03
+58.3% vs FV
Blk 49 CIRCUIT RD
Nov 2024 · Floor 04 TO 06
+70.1% vs FV
Blk 49 CIRCUIT RD
Sep 2024 · Floor 01 TO 03
+47.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Geylang, with a remaining lease of 42 years, reflects a noteworthy market signal, positioning itself at an estimated value of $209,599, translating to $348 per square foot. This valuation stands out as being significantly above the market baseline, exhibiting a striking 71.8% difference—a clear indication of heightened demand and pricing dynamics within this vibrant district. Geylang, known for its cultural tapestry and strategic location, continues to attract both homebuyers and investors, which contributes to the strong valuation of this property.
Furthermore, the model confidence is categorized as medium, based on a thorough analysis of ten recent HDB resale transactions in the vicinity. This dataset underscores the volatility and competitive nature of the Geylang property market, highlighting the potential for price fluctuations influenced by factors such as remaining lease duration and property condition. As the remaining lease diminishes over time, prospective buyers should weigh the implications of leasehold tenure against the backdrop of market trends, making this valuation a critical point of consideration for stakeholders navigating the evolving landscape of Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.