Blk 38 Circuit Rd
Project page · 99-year lease from 1971
Based on 4 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 38 | 04 TO 06 | 60 sqm | S$328,000 | S$5,467 psm | ×1.000 | S$5,467 psm |
| Mar 2026 | Blk 38 | 07 TO 09 | 60 sqm | S$338,000 | S$5,633 psm | ×0.997 | S$5,617 psm |
| Mar 2026 | Blk 38 | 07 TO 09 | 60 sqm | S$335,000 | S$5,583 psm | ×0.997 | S$5,567 psm |
| Dec 2025 | Blk 38 | 07 TO 09 | 60 sqm | S$350,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
How accurate is this estimate for Circuit Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 185 sales in Circuit Rd since.
- Median error
- 3.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
10.01% gross yield
S$33,600 of rent a year against the estimate above · 0.54 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 160 approvals in the last year.
In Geylang, flats of this type with 40 to 49 years of lease left yield 9.47%, from 27 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 64 | 3 ROOM | S$3,400 |
| Sept 2026 | 65 | 3 ROOM | S$3,300 |
| Sept 2026 | 18C | 3 ROOM | S$3,200 |
| Sept 2026 | 62 | 3 ROOM | S$3,200 |
| Sept 2026 | 47 | 3 ROOM | S$2,950 |
| Sept 2026 | 87 | 3 ROOM | S$2,800 |
| Sept 2026 | 48 | 3 ROOM | S$2,800 |
| Sept 2026 | 39 | 3 ROOM | S$2,800 |
median of 160 HDB rental approvals for 3 ROOM on Circuit Rd since 2025-10.
Buying or selling at S$335,507?
Buying: Stamp duty on S$335,507 · Cash and CPF needed on S$335,507 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$335,507.
Each opens with this figure filled in; change anything there.
Primary schools near 38 Circuit Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Canossa Catholic Primary School · 364 m · no 2025 Phase 2C ballot
1 to 2 km
- Geylang Methodist School (Primary) · 1,076 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Cedar Primary School · 1,378 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,619 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,826 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 60 sqm | S$328,000 | S$5,467 psm |
| Mar 2026 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Mar 2026 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 60 sqm | S$338,000 | S$5,633 psm |
| Dec 2025 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Jul 2025 | Blk 38 · 3 ROOM · 10 TO 12 · Standard · 45 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Jul 2024 | Blk 38 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 60 sqm | S$300,000 | S$5,000 psm |
| Apr 2024 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 60 sqm | S$315,000 | S$5,250 psm |
| Nov 2023 | Blk 38 · 3 ROOM · 10 TO 12 · Standard · 46 years left | 60 sqm | S$310,000 | S$5,167 psm |
| Oct 2023 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 60 sqm | S$318,000 | S$5,300 psm |
| Jul 2023 | Blk 38 · 3 ROOM · 01 TO 03 · Standard · 47 years left | 60 sqm | S$305,000 | S$5,083 psm |
| Mar 2023 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 47 years left | 60 sqm | S$296,333 | S$4,939 psm |
| Nov 2022 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 47 years left | 60 sqm | S$340,000 | S$5,667 psm |
| Sept 2022 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 47 years left | 60 sqm | S$300,000 | S$5,000 psm |
| Mar 2022 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 48 years left | 60 sqm | S$289,000 | S$4,817 psm |
| Jan 2022 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 48 years left | 60 sqm | S$288,000 | S$4,800 psm |
| Dec 2021 | Blk 38 · 3 ROOM · 10 TO 12 · Standard · 48 years left | 60 sqm | S$290,000 | S$4,833 psm |
| Dec 2021 | Blk 38 · 3 ROOM · 04 TO 06 · Standard · 48 years left | 60 sqm | S$281,000 | S$4,683 psm |
| Oct 2021 | Blk 38 · 3 ROOM · 07 TO 09 · Standard · 48 years left | 60 sqm | S$250,000 | S$4,167 psm |
Showing 18 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 38 · 3 ROOM | S$2,400 | — |
| Mar 2026 | Blk 38 · 3 ROOM | S$2,400 | — |
| Dec 2025 | Blk 38 · 3 ROOM | S$2,300 | — |
| Oct 2025 | Blk 38 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 38 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 38 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 38 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 38 · 3 ROOM | S$2,300 | — |
| Mar 2025 | Blk 38 · 3 ROOM | S$2,400 | — |
| Feb 2025 | Blk 38 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 38 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 38 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 38 · 3 ROOM | S$2,300 | — |
| Feb 2024 | Blk 38 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 38 · 3 ROOM | S$2,400 | — |
| Dec 2023 | Blk 38 · 3 ROOM | S$2,100 | — |
| Sept 2023 | Blk 38 · 3 ROOM | S$2,700 | — |
| Jul 2023 | Blk 38 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 38 · 3 ROOM | S$3,600 | — |
| May 2023 | Blk 38 · 3 ROOM | S$2,400 | — |
| Mar 2023 | Blk 38 · 3 ROOM | S$2,400 | — |
| Feb 2023 | Blk 38 · 3 ROOM | S$2,350 | — |
| Dec 2022 | Blk 38 · 3 ROOM | S$2,400 | — |
| Aug 2022 | Blk 38 · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 38 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 38 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 38 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 38 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 38 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 38 · 3 ROOM | S$2,400 | — |
| Mar 2021 | Blk 38 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 38 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 38 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 38 · 3 ROOM | S$1,600 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 43 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 38 years | S$313,191 | S$345,788 | S$374,495 | S$381,045 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.