Blk 18A Circuit Rd
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 18A | 10 TO 12 | 93 sqm | S$1,055,000 | S$11,344 psm | ×1.000 | S$11,344 psm |
| Jul 2026 | Blk 18A | 10 TO 12 | 93 sqm | S$1,015,000 | S$10,914 psm | ×1.000 | S$10,914 psm |
| Apr 2026 | Blk 18A | 16 TO 18 | 93 sqm | S$1,058,888 | S$11,386 psm | ×1.000 | S$11,386 psm |
| Jan 2026 | Blk 18A | 04 TO 06 | 93 sqm | S$918,889 | S$9,881 psm | ×0.997 | S$9,851 psm |
| Jan 2026 | Blk 18A | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×0.997 | S$10,507 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.
4.49% gross yield
S$45,600 of rent a year against the estimate above · 1.08 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 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Sept 2026 | 17B | 4 ROOM | S$4,300 |
| Sept 2026 | 17B | 4 ROOM | S$3,800 |
| Aug 2026 | 17A | 4 ROOM | S$4,000 |
| Aug 2026 | 95A | 4 ROOM | S$3,800 |
| Jul 2026 | 95B | 4 ROOM | S$4,000 |
| Jul 2026 | 39 | 4 ROOM | S$4,000 |
| Jul 2026 | 97A | 4 ROOM | S$4,000 |
| Jun 2026 | 97A | 4 ROOM | S$3,800 |
median of 21 HDB rental approvals for 4 ROOM on Circuit Rd since 2025-10.
Buying or selling at S$1,015,000?
Buying: Stamp duty on S$1,015,000 · Cash and CPF needed on S$1,015,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,015,000.
Each opens with this figure filled in; change anything there.
Primary schools near 18a 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 · 632 m · no 2025 Phase 2C ballot
1 to 2 km
- Geylang Methodist School (Primary) · 1,279 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,493 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,699 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,954 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 18A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$1,055,000 | S$11,344 psm |
| Jul 2026 | Blk 18A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$1,015,000 | S$10,914 psm |
| Apr 2026 | Blk 18A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$1,058,888 | S$11,386 psm |
| Apr 2026 | Blk 18A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$733,888 | S$10,954 psm |
| Jan 2026 | Blk 18A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jan 2026 | Blk 18A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$918,889 | S$9,881 psm |
| Jan 2026 | Blk 18A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$718,000 | S$10,716 psm |
| Dec 2025 | Blk 18A · 4 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 93 sqm | S$880,000 | S$9,462 psm |
| Dec 2025 | Blk 18A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$720,000 | S$10,746 psm |
| Oct 2025 | Blk 18A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$996,889 | S$10,719 psm |
| Jun 2025 | Blk 18A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$1,018,000 | S$10,946 psm |
| Apr 2025 | Blk 18A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$1,025,000 | S$11,022 psm |
| Jan 2025 | Blk 18A · 3 ROOM · 07 TO 09 · Model A · 91 years left excluded: outlier | 67 sqm | S$593,000 | S$8,851 psm |
| Nov 2024 | Blk 18A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Sept 2024 | Blk 18A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$972,800 | S$10,460 psm |
| May 2024 | Blk 18A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$988,886 | S$10,633 psm |
| Mar 2024 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$685,000 | S$10,224 psm |
| Jan 2024 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$565,000 | S$8,433 psm |
| Apr 2023 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Jan 2023 | Blk 18A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$630,000 | S$9,403 psm |
| Jan 2023 | Blk 18A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$620,000 | S$9,254 psm |
| Dec 2022 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Sept 2022 | Blk 18A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$812,000 | S$8,731 psm |
| May 2022 | Blk 18A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$772,000 | S$8,301 psm |
| Apr 2022 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Feb 2022 | Blk 18A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Nov 2021 | Blk 18A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$728,888 | S$7,838 psm |
| Nov 2021 | Blk 18A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$580,000 | S$8,657 psm |
| Oct 2021 | Blk 18A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$510,000 | S$7,612 psm |
Showing 29 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 18A · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 18A · 4 ROOM | S$3,100 | — |
| Jan 2025 | Blk 18A · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 18A · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 18A · 4 ROOM | S$2,700 | — |
| Oct 2022 | Blk 18A · 4 ROOM | S$2,450 | — |
| Sept 2022 | Blk 18A · 4 ROOM | S$3,900 | — |
| Oct 2021 | Blk 18A · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 18A · 4 ROOM | S$2,300 | — |
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 88 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 | 83 years | S$953,005 | S$1,052,194 | S$1,139,547 | S$1,159,476 |
| 10 years | 78 years | S$890,741 | S$1,085,808 | S$1,273,578 | S$1,318,514 |
| 20 years | 68 years | S$806,428 | S$1,198,309 | S$1,648,593 | S$1,766,983 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.