Blk 45 Circuit Rd
Project page · 99-year lease from 1971
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 45 | 01 TO 03 | 52 sqm | S$305,000 | S$5,865 psm | ×1.000 | S$5,865 psm |
| Jul 2026 | Blk 45 | 04 TO 06 | 52 sqm | S$280,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| May 2026 | Blk 45 | 07 TO 09 | 52 sqm | S$303,000 | S$5,827 psm | ×1.000 | S$5,827 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.
11.09% gross yield
S$33,600 of rent a year against the estimate above · 1.62 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$303,000?
Buying: Stamp duty on S$303,000 · Cash and CPF needed on S$303,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$303,000.
Each opens with this figure filled in; change anything there.
Primary schools near 45 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 · 297 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Cedar Primary School · 1,485 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,637 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,655 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,830 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 45 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 52 sqm | S$280,000 | S$5,385 psm |
| Jul 2026 | Blk 45 · 3 ROOM · 01 TO 03 · Standard · 44 years left | 52 sqm | S$305,000 | S$5,865 psm |
| May 2026 | Blk 45 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 52 sqm | S$303,000 | S$5,827 psm |
| May 2026 | Blk 45 · 2 ROOM · 04 TO 06 · Standard · 44 years left | 40 sqm | S$298,000 | S$7,450 psm |
| Nov 2025 | Blk 45 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 61 sqm | S$340,000 | S$5,574 psm |
| Nov 2025 | Blk 45 · 2 ROOM · 01 TO 03 · Standard · 44 years left | 41 sqm | S$310,000 | S$7,561 psm |
| Jul 2025 | Blk 45 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 52 sqm | S$310,000 | S$5,962 psm |
| Jan 2025 | Blk 45 · 3 ROOM · 10 TO 12 · Standard · 45 years left | 52 sqm | S$330,000 | S$6,346 psm |
| Aug 2024 | Blk 45 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 52 sqm | S$308,000 | S$5,923 psm |
| Aug 2024 | Blk 45 · 2 ROOM · 04 TO 06 · Standard · 45 years left | 42 sqm | S$270,000 | S$6,429 psm |
| Jun 2024 | Blk 45 · 2 ROOM · 01 TO 03 · Standard · 46 years left excluded: outlier | 40 sqm | S$315,000 | S$7,875 psm |
| Jun 2024 | Blk 45 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 52 sqm | S$306,888 | S$5,902 psm |
| May 2024 | Blk 45 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 61 sqm | S$338,000 | S$5,541 psm |
| Mar 2024 | Blk 45 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 52 sqm | S$301,000 | S$5,788 psm |
| Sept 2023 | Blk 45 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 52 sqm | S$308,000 | S$5,923 psm |
| Aug 2023 | Blk 45 · 3 ROOM · 01 TO 03 · Standard · 47 years left | 52 sqm | S$305,000 | S$5,865 psm |
| May 2023 | Blk 45 · 3 ROOM · 07 TO 09 · Standard · 47 years left | 52 sqm | S$312,000 | S$6,000 psm |
| Mar 2023 | Blk 45 · 2 ROOM · 07 TO 09 · Standard · 47 years left | 42 sqm | S$260,000 | S$6,190 psm |
| Aug 2022 | Blk 45 · 3 ROOM · 07 TO 09 · Standard · 48 years left | 52 sqm | S$267,000 | S$5,135 psm |
| Jun 2022 | Blk 45 · 2 ROOM · 07 TO 09 · Standard · 48 years left | 42 sqm | S$240,000 | S$5,714 psm |
| Jun 2022 | Blk 45 · 2 ROOM · 04 TO 06 · Standard · 48 years left | 42 sqm | S$240,000 | S$5,714 psm |
| Jan 2022 | Blk 45 · 3 ROOM · 04 TO 06 · Standard · 48 years left | 52 sqm | S$257,000 | S$4,942 psm |
Showing 22 of 101.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 45 · 3 ROOM | S$2,400 | — |
| Jun 2026 | Blk 45 · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 45 · 3 ROOM | S$2,000 | — |
| Nov 2025 | Blk 45 · 2 ROOM | S$2,100 | — |
| Apr 2025 | Blk 45 · 3 ROOM | S$2,000 | — |
| Feb 2025 | Blk 45 · 2 ROOM | S$2,000 | — |
| Dec 2024 | Blk 45 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 45 · 3 ROOM | S$2,000 | — |
| Nov 2024 | Blk 45 · 2 ROOM | S$2,100 | — |
| Oct 2024 | Blk 45 · 3 ROOM | S$1,450 | — |
| Oct 2024 | Blk 45 · 2 ROOM | S$500 | — |
| Jul 2024 | Blk 45 · 3 ROOM | S$2,400 | — |
| Jun 2024 | Blk 45 · 3 ROOM | S$1,800 | — |
| Feb 2023 | Blk 45 · 2 ROOM | S$2,100 | — |
| Feb 2023 | Blk 45 · 3 ROOM | S$1,850 | — |
| Dec 2022 | Blk 45 · 2 ROOM | S$2,100 | — |
| Dec 2022 | Blk 45 · 3 ROOM | S$1,950 | — |
| Dec 2022 | Blk 45 · 3 ROOM | S$1,800 | — |
| Nov 2022 | Blk 45 · 3 ROOM | S$1,250 | — |
| Oct 2022 | Blk 45 · 2 ROOM | S$500 | — |
| Aug 2022 | Blk 45 · 3 ROOM | S$2,200 | — |
| Aug 2022 | Blk 45 · 2 ROOM | S$1,350 | — |
| May 2022 | Blk 45 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 45 · 2 ROOM | S$1,575 | — |
| Oct 2021 | Blk 45 · 3 ROOM | S$1,100 | — |
| Aug 2021 | Blk 45 · 3 ROOM | S$1,500 | — |
| Jul 2021 | Blk 45 · 2 ROOM | S$1,300 | — |
| Mar 2021 | Blk 45 · 3 ROOM | S$1,650 | — |
| Jan 2021 | Blk 45 · 3 ROOM | S$1,750 | — |
| Jan 2021 | Blk 45 · 2 ROOM | S$1,300 | — |
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$282,846 | S$312,285 | S$338,211 | S$344,126 |
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.