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
In the vibrant district of Geylang, the valuation of a 3-room HDB unit with a remaining lease of 42 years has been assessed at an estimated value of $209,599, translating to a price per square foot (PSF) of $348. This valuation indicates a significant market signal, positioning the property at an impressive 71.8% above the baseline, which suggests a heightened demand for HDB properties in this locale. The pricing dynamics reflect not only the desirability of Geylang as a residential area but also the potential appreciation of assets within the remaining lease framework.
Analyzing the underlying market conditions, the model confidence remains at a medium level, derived from a comprehensive review of 10 recent HDB resale transactions in the vicinity. The data suggests that while the property is priced above the expected baseline, the local market shows a robust appetite for HDB units, particularly in strategic locations with substantial amenities and connectivity. This valuation underscores the relevance of lease tenure in shaping property desirability, as potential buyers weigh the longevity of their investment against the backdrop of Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.