17a Circuit Road 371017, Macpherson, Central Region, Singapore
$1,050,000
*Featured ID Unit in Popular Website | Rare | 4A HDB | 1001 sf | High floor | North South Facing | Bright and Super well-ventilated unit | Corner, Point Block Unit | Be WOW-ed the moment you enter the unit | Well-Maintained, Superb renovation | For Sale - Super huge living and dining space - 1,001 sf - High floor unit, no west sun. North south facing - Corner, Point Block Unit - Quiet and peaceful - Large Bedroom, Dry & Wet Kitchen, Kitchen Island, Yard + Home Shelter - Well-Maintained, Renovated - Current 1 master bedroom and 1 massive common room. 3rd bedroom can be reinstated back easily (if needed) - Unblocked - Sleek, Minimalistic Design,Very Neutral yet appealing design Accessibility Macpherson MRT (4-5 mins walk) Bus Stops (1-2 mins walk) Accessibility via PIE (1-2 mins Drive) Sheng Shiong, Wet Market and Food Centre within 1-5 mins walk Primary schools within 1km Canossa Catholic Primary Primary schools between 1-2km Cedar Geylang Methodist Maha Bodhi Maris Stella *Superb well renovated unit, view this featured unit now!** *Buyers/Agents, please call/WA Clarence directly at 838zero 275six for immediate response/ viewing* ________________________________________________________ *Clarence Long Real Estate (CLRE)** - Featured on The Straits Times, The Business Times, Reuters, Lian He Zao Bao, Asiaone, EdgeProp and others - Rising Millionaire Professional Experience - NUS Bsc. Real Estate (Hons) - Acquisition/ Disposal of Residential Landed/ Condo, Commercial Office & Shophouses
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
27
Average Price
S1.5M
Total Value
S41.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 12 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.10M
S$1,104 psf
Asking Price
S$1.05M
S$1,049 psf
vs Market
-4.9%
vs Last Done
+5.3%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
12 comps
Nearest MRT
MacPherson
426m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
12 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$1,104
Recent Comparable Transactions
10 shown · 12 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -9.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -9.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -9.8% vs FV | 99yr from 2016 |
Jan 2026 | Blk 17A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$985,000 | ▼S$984 -10.9% vs FV | 99yr from 2016 |
Jan 2026 | Blk 17A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$985,000 | ▼S$984 -10.9% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,012,888 | ▼S$1,012 -8.3% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,008,000 | ▼S$1,007 -8.8% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$990,000 | ▼S$989 -10.4% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,012,888 | ▼S$1,012 -8.3% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,008,000 | ▼S$1,007 -8.8% vs FV | 99yr from 2016 |
Sep 2025 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$990,000 | ▼S$989 -10.4% vs FV | 99yr from 2016 |
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 17A CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-10.9% vs FV
Blk 17A CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-10.9% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-8.3% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 16 TO 18
-8.8% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-10.4% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-8.3% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 16 TO 18
-8.8% vs FV
Blk 17A CIRCUIT RD
Sep 2025 · Floor 07 TO 09
-10.4% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Geylang, with an estimated value of $1,104,606 at a rate of $1,104 PSF, reflects the nuanced dynamics of the current Singaporean property market. With a remaining lease of 88 years, this property benefits from a substantial tenure, offering potential buyers a long-term living solution in a location known for its vibrant culture and connectivity. The assessed value positions this property at a 4.9% premium over baseline market prices, signaling a strong demand in the area, despite the medium confidence level in the model utilized for this analysis.
Analysis of recent resale transactions within the vicinity, specifically the 12 comparable sales, indicates a robust market sentiment, likely fueled by Geylang's evolving landscape and strategic accessibility. As urban development continues to reshape the area, the attractiveness of HDBs with longer leases is anticipated to remain resilient. The current market signals suggest that investors and homeowners alike should consider the implications of lease duration and neighborhood dynamics 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.