Blk 41 Circuit Rd
Project page · 99-year lease from 1996
Based on 16 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 56 · 307 m | 13 TO 15 | 122 sqm | S$1,088,800 | S$8,925 psm | ×1.000 | S$8,925 psm |
| Jul 2026 | Blk 56 · 307 m | 07 TO 09 | 122 sqm | S$968,888 | S$7,942 psm | ×1.000 | S$7,942 psm |
| May 2026 | Blk 55 · 307 m | 01 TO 03 | 121 sqm | S$915,000 | S$7,562 psm | ×1.000 | S$7,562 psm |
| Apr 2026 | Blk 27 · 409 m | 01 TO 03 | 126 sqm | S$788,000 | S$6,254 psm | ×1.000 | S$6,254 psm |
| Apr 2026 | Blk 92A · 307 m | 04 TO 06 | 120 sqm | S$900,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Mar 2026 | Blk 33 · 409 m | 10 TO 12 | 137 sqm | S$1,070,000 | S$7,810 psm | ×0.997 | S$7,787 psm |
| Jan 2026 | Blk 42 | 13 TO 15 | 125 sqm | S$905,000 | S$7,240 psm | ×0.997 | S$7,219 psm |
| Jan 2026 | Blk 27 · 409 m | 13 TO 15 | 126 sqm | S$1,017,000 | S$8,071 psm | ×0.997 | S$8,048 psm |
| Jan 2026 | Blk 28 · 409 m | 16 TO 18 | 127 sqm | S$942,000 | S$7,417 psm | ×0.997 | S$7,395 psm |
| Jan 2026 | Blk 28 · 409 m | 04 TO 06 | 127 sqm | S$850,000 | S$6,693 psm | ×0.997 | S$6,673 psm |
| Dec 2025 | Blk 56 · 307 m | 13 TO 15 | 122 sqm | S$965,000 | S$7,910 psm | ×0.996 | S$7,879 psm |
| Nov 2025 | Blk 134 · 893 m | 04 TO 06 | 123 sqm | S$825,000 | S$6,707 psm | ×0.996 | S$6,681 psm |
| Sept 2025 | Blk 28 · 409 m | 13 TO 15 | 127 sqm | S$985,000 | S$7,756 psm | ×0.996 | S$7,722 psm |
| Sept 2025 | Blk 29 · 409 m | 01 TO 03 | 127 sqm | S$788,888 | S$6,212 psm | ×0.996 | S$6,184 psm |
| Jan 2025 | Blk 134 · 893 m | 01 TO 03 | 123 sqm | S$850,000 | S$6,911 psm | ×1.009 | S$6,972 psm |
| Dec 2024 | Blk 41 | 04 TO 06 | 125 sqm | S$850,000 | S$6,800 psm | ×1.025 | S$6,968 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.
4.88% gross yield
S$46,200 of rent a year against the estimate above · 0.8 points below flats like it
Homes like this rent for about S$3,850 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| May 2026 | 42 | 5 ROOM | S$3,900 |
| Mar 2026 | 41 | 5 ROOM | S$3,800 |
median of 2 HDB rental approvals for 5 ROOM on Circuit Rd since 2025-10.
Buying or selling at S$945,860?
Buying: Stamp duty on S$945,860 · Cash and CPF needed on S$945,860 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$945,860.
Each opens with this figure filled in; change anything there.
Primary schools near 41 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 · 341 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Cedar Primary School · 1,444 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,604 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,765 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2024 | Blk 41 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 125 sqm | S$850,000 | S$6,800 psm |
| Jul 2022 | Blk 41 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 127 sqm | S$780,000 | S$6,142 psm |
Showing 2 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 41 · 5 ROOM | S$3,800 | — |
| Feb 2026 | Blk 41 · 4 ROOM | S$3,600 | — |
| Feb 2026 | Blk 41 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 41 · 5 ROOM | S$4,300 | — |
| Mar 2025 | Blk 41 · 5 ROOM | S$3,800 | — |
| Feb 2025 | Blk 41 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 41 · 5 ROOM | S$3,750 | — |
| Mar 2024 | Blk 41 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 41 · 4 ROOM | S$2,800 | — |
| Mar 2023 | Blk 41 · 5 ROOM | S$3,800 | — |
| Feb 2023 | Blk 41 · 4 ROOM | S$3,500 | — |
| Apr 2022 | Blk 41 · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 41 · 5 ROOM | S$2,800 | — |
| Aug 2021 | Blk 41 · 5 ROOM | S$3,250 | — |
| Aug 2021 | Blk 41 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 41 · 5 ROOM | S$2,800 | — |
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 68 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 | 63 years | S$916,329 | S$1,011,701 | S$1,095,692 | S$1,114,854 |
| 10 years | 58 years | S$884,069 | S$1,077,676 | S$1,264,039 | S$1,308,638 |
| 20 years | 48 years | S$801,419 | S$1,190,867 | S$1,638,354 | S$1,756,008 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.