Blk 85 Circuit Rd
Project page · 99-year lease from 1970
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 85 | 01 TO 03 | 60 sqm | S$345,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| May 2026 | Blk 85 | 01 TO 03 | 60 sqm | S$336,000 | S$5,600 psm | ×1.000 | S$5,600 psm |
| Jan 2026 | Blk 85 | 04 TO 06 | 60 sqm | S$328,000 | S$5,467 psm | ×0.997 | S$5,451 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.
10.00% gross yield
S$33,600 of rent a year against the estimate above · 0.53 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$336,000?
Buying: Stamp duty on S$336,000 · Cash and CPF needed on S$336,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$336,000.
Each opens with this figure filled in; change anything there.
Primary schools near 85 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 · 454 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 498 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,256 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,760 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,768 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 60 sqm | S$345,000 | S$5,750 psm |
| May 2026 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 60 sqm | S$336,000 | S$5,600 psm |
| Jan 2026 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 60 sqm | S$328,000 | S$5,467 psm |
| Oct 2025 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 60 sqm | S$313,000 | S$5,217 psm |
| Aug 2025 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 60 sqm | S$315,000 | S$5,250 psm |
| May 2025 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 60 sqm | S$308,888 | S$5,148 psm |
| May 2025 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Jul 2024 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 60 sqm | S$313,000 | S$5,217 psm |
| Apr 2024 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 60 sqm | S$312,000 | S$5,200 psm |
| Jan 2024 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Nov 2023 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 60 sqm | S$300,000 | S$5,000 psm |
| Jul 2023 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 60 sqm | S$278,888 | S$4,648 psm |
| May 2023 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 60 sqm | S$300,000 | S$5,000 psm |
| Mar 2023 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 60 sqm | S$278,088 | S$4,635 psm |
| Sept 2022 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 60 sqm | S$270,000 | S$4,500 psm |
Showing 15 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 85 · 3 ROOM | S$2,450 | — |
| Feb 2026 | Blk 85 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 85 · 3 ROOM | S$2,100 | — |
| Dec 2025 | Blk 85 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 85 · 3 ROOM | S$1,850 | — |
| Aug 2025 | Blk 85 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 85 · 3 ROOM | S$1,600 | — |
| Mar 2025 | Blk 85 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 85 · 3 ROOM | S$2,000 | — |
| Aug 2024 | Blk 85 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 85 · 3 ROOM | S$2,300 | — |
| Nov 2023 | Blk 85 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 85 · 3 ROOM | S$1,900 | — |
| Sept 2023 | Blk 85 · 3 ROOM | S$1,600 | — |
| Jul 2023 | Blk 85 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 85 · 3 ROOM | S$2,900 | — |
| May 2023 | Blk 85 · 3 ROOM | S$1,600 | — |
| Feb 2023 | Blk 85 · 3 ROOM | S$2,100 | — |
| Jul 2022 | Blk 85 · 3 ROOM | S$1,250 | — |
| Jun 2022 | Blk 85 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 85 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 85 · 3 ROOM | S$1,800 | — |
| Apr 2022 | Blk 85 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 85 · 3 ROOM | S$1,450 | — |
| Jul 2021 | Blk 85 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 85 · 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 42 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 | 37 years | S$313,651 | S$346,296 | S$375,046 | S$381,605 |
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.