Blk 49 Circuit Rd
Project page · 99-year lease from 1969
Based on 5 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 49 | 07 TO 09 | 56 sqm | S$300,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| May 2026 | Blk 49 | 04 TO 06 | 56 sqm | S$300,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Feb 2026 | Blk 49 | 01 TO 03 | 56 sqm | S$316,000 | S$5,643 psm | ×0.997 | S$5,626 psm |
| Dec 2025 | Blk 49 | 04 TO 06 | 56 sqm | S$340,000 | S$6,071 psm | ×0.996 | S$6,048 psm |
| Dec 2025 | Blk 49 | 07 TO 09 | 56 sqm | S$333,888 | S$5,962 psm | ×0.996 | S$5,939 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.
10.66% gross yield
S$33,600 of rent a year against the estimate above · 1.19 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$315,068?
Buying: Stamp duty on S$315,068 · Cash and CPF needed on S$315,068 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$315,068.
Each opens with this figure filled in; change anything there.
Primary schools near 49 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 · 262 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 759 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,528 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,543 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,714 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 42 years left | 56 sqm | S$300,000 | S$5,357 psm |
| May 2026 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 42 years left | 56 sqm | S$300,000 | S$5,357 psm |
| Feb 2026 | Blk 49 · 3 ROOM · 01 TO 03 · Standard · 42 years left | 56 sqm | S$316,000 | S$5,643 psm |
| Dec 2025 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 42 years left | 56 sqm | S$333,888 | S$5,962 psm |
| Dec 2025 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 42 years left | 56 sqm | S$340,000 | S$6,071 psm |
| Jul 2025 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 56 sqm | S$318,000 | S$5,679 psm |
| Jun 2025 | Blk 49 · 3 ROOM · 01 TO 03 · Standard · 43 years left | 56 sqm | S$333,888 | S$5,962 psm |
| Mar 2025 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 56 sqm | S$330,000 | S$5,893 psm |
| Mar 2025 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 56 sqm | S$355,000 | S$6,339 psm |
| Dec 2024 | Blk 49 · 3 ROOM · 01 TO 03 · Standard · 43 years left | 56 sqm | S$332,000 | S$5,929 psm |
| Nov 2024 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 56 sqm | S$357,000 | S$6,375 psm |
| Sept 2024 | Blk 49 · 3 ROOM · 01 TO 03 · Standard · 43 years left | 56 sqm | S$310,000 | S$5,536 psm |
| Aug 2024 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 56 sqm | S$320,000 | S$5,714 psm |
| Jul 2024 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 56 sqm | S$300,000 | S$5,357 psm |
| Mar 2024 | Blk 49 · 3 ROOM · 10 TO 12 · Standard · 44 years left | 56 sqm | S$305,000 | S$5,446 psm |
| Sept 2023 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 56 sqm | S$325,000 | S$5,804 psm |
| Aug 2023 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 56 sqm | S$310,000 | S$5,536 psm |
| May 2023 | Blk 49 · 4 ROOM · 07 TO 09 · Adjoined flat · 45 years left | 112 sqm | S$620,000 | S$5,536 psm |
| Jan 2023 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 56 sqm | S$290,000 | S$5,179 psm |
| Nov 2022 | Blk 49 · 3 ROOM · 01 TO 03 · Standard · 45 years left | 56 sqm | S$310,000 | S$5,536 psm |
| Aug 2022 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 56 sqm | S$290,000 | S$5,179 psm |
| Jul 2022 | Blk 49 · 3 ROOM · 10 TO 12 · Standard · 46 years left | 56 sqm | S$300,000 | S$5,357 psm |
| Jun 2022 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 56 sqm | S$265,000 | S$4,732 psm |
| Apr 2022 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 56 sqm | S$293,000 | S$5,232 psm |
| Apr 2022 | Blk 49 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 56 sqm | S$285,000 | S$5,089 psm |
| Feb 2022 | Blk 49 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 56 sqm | S$240,000 | S$4,286 psm |
Showing 26 of 106.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 49 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 49 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 49 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 49 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 49 · 3 ROOM | S$2,200 | — |
| Sept 2025 | Blk 49 · 3 ROOM | S$1,700 | — |
| Oct 2024 | Blk 49 · 3 ROOM | S$2,400 | — |
| Sept 2024 | Blk 49 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 49 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 49 · 3 ROOM | S$1,550 | — |
| Apr 2024 | Blk 49 · 3 ROOM | S$3,150 | — |
| Apr 2024 | Blk 49 · 3 ROOM | S$2,850 | — |
| Nov 2023 | Blk 49 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 49 · 3 ROOM | S$3,250 | — |
| Oct 2023 | Blk 49 · 3 ROOM | S$2,200 | — |
| Aug 2023 | Blk 49 · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 49 · 3 ROOM | S$3,400 | — |
| Oct 2022 | Blk 49 · 3 ROOM | S$3,250 | — |
| Oct 2022 | Blk 49 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 49 · 3 ROOM | S$1,600 | — |
| Nov 2021 | Blk 49 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 49 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 49 · 3 ROOM | S$1,550 | — |
| Apr 2021 | Blk 49 · 3 ROOM | S$1,500 | — |
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 41 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 | 36 years | S$294,111 | S$324,723 | S$351,681 | S$357,831 |
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.