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HDB · 370042

Blk 42 Circuit Rd

Project page · 99-year lease from 1996

Indicative value range
S$754,245 – S$858,513
Indicative mid S$788,917 · S$7,373 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 28 · 409 m13 TO 15106 sqmS$850,000S$8,019 psm×1.000S$8,019 psm
Jul 2026Blk 55 · 307 m10 TO 12101 sqmS$828,000S$8,198 psm×1.000S$8,198 psm
Apr 2026Blk 4204 TO 06110 sqmS$858,000S$7,800 psm×1.000S$7,800 psm
Mar 2026Blk 4201 TO 03107 sqmS$758,888S$7,092 psm×0.997S$7,071 psm
Mar 2026Blk 28 · 409 m04 TO 06107 sqmS$855,000S$7,991 psm×0.997S$7,967 psm
Mar 2026Blk 28 · 409 m13 TO 15106 sqmS$850,000S$8,019 psm×0.997S$7,995 psm
Mar 2026Blk 29 · 409 m04 TO 06106 sqmS$780,000S$7,358 psm×0.997S$7,337 psm
Nov 2025Blk 29 · 409 m01 TO 03106 sqmS$730,000S$6,887 psm×0.996S$6,860 psm
Oct 2025Blk 33 · 409 m10 TO 12105 sqmS$880,000S$8,381 psm×0.996S$8,348 psm
Oct 2025Blk 92A · 307 m01 TO 03101 sqmS$702,000S$6,951 psm×0.996S$6,923 psm
Sept 2025Blk 29 · 409 m19 TO 21106 sqmS$870,000S$8,208 psm×0.996S$8,171 psm
Sept 2025Blk 92 · 307 m04 TO 06102 sqmS$700,000S$6,863 psm×0.996S$6,832 psm
Jun 2025Blk 55 · 307 m07 TO 09102 sqmS$804,088S$7,883 psm×1.000S$7,879 psm
Jun 2025Blk 54 · 307 m10 TO 1294 sqmS$655,000S$6,968 psm×1.000S$6,965 psm
May 2025Blk 54 · 307 m16 TO 1891 sqmS$652,000S$7,165 psm×1.000S$7,161 psm
Mar 2025Blk 27 · 409 m04 TO 06107 sqmS$778,000S$7,271 psm×1.009S$7,336 psm
Feb 2025Blk 125 · 893 m04 TO 06112 sqmS$775,000S$6,920 psm×1.009S$6,982 psm
Feb 2025Blk 54 · 307 m13 TO 1591 sqmS$663,000S$7,286 psm×1.009S$7,351 psm
Feb 2025Blk 54 · 307 m04 TO 0694 sqmS$588,000S$6,255 psm×1.009S$6,311 psm
Jan 2025Blk 92 · 307 m16 TO 18102 sqmS$850,000S$8,333 psm×1.009S$8,408 psm
Dec 2024Blk 28 · 409 m19 TO 21106 sqmS$850,000S$8,019 psm×1.025S$8,217 psm
Nov 2024Blk 31 · 409 m13 TO 1597 sqmS$700,000S$7,216 psm×1.025S$7,395 psm
Nov 2024Blk 54 · 307 m04 TO 0691 sqmS$640,000S$7,033 psm×1.025S$7,207 psm
Nov 2024Blk 55 · 307 m07 TO 09102 sqmS$800,000S$7,843 psm×1.025S$8,037 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.

5.78% gross yield

S$45,600 of rent a year against the estimate above · 0.91 points below flats like it

Homes like this rent for about S$3,800 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 202617B4 ROOMS$4,300
Sept 202617B4 ROOMS$3,800
Aug 202617A4 ROOMS$4,000
Aug 202695A4 ROOMS$3,800
Jul 202695B4 ROOMS$4,000
Jul 2026394 ROOMS$4,000
Jul 202697A4 ROOMS$4,000
Jun 202697A4 ROOMS$3,800

median of 21 HDB rental approvals for 4 ROOM on Circuit Rd since 2025-10.

Buying or selling at S$788,917?

Buying: Stamp duty on S$788,917 · Cash and CPF needed on S$788,917 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$788,917.

Each opens with this figure filled in; change anything there.

Primary schools near 42 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 42 · 4 ROOM · 04 TO 06 · Model A · 69 years left
110 sqmS$858,000S$7,800 psm
Mar 2026
Blk 42 · 4 ROOM · 01 TO 03 · Model A · 69 years left
107 sqmS$758,888S$7,092 psm
Jan 2026
Blk 42 · 5 ROOM · 13 TO 15 · Improved · 69 years left
125 sqmS$905,000S$7,240 psm
Sept 2024
Blk 42 · 4 ROOM · 04 TO 06 · Model A · 71 years left
107 sqmS$730,000S$6,822 psm
Aug 2024
Blk 42 · 4 ROOM · 07 TO 09 · Model A · 71 years left
106 sqmS$738,888S$6,971 psm
Nov 2023
Blk 42 · 5 ROOM · 10 TO 12 · Improved · 72 years left
125 sqmS$890,000S$7,120 psm
See more

Showing 6 of 38.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years63 yearsS$764,286S$843,833S$913,888S$929,871
10 years58 yearsS$737,379S$898,861S$1,054,301S$1,091,501
20 years48 yearsS$668,443S$993,271S$1,366,508S$1,464,640

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.