Blk 82A Circuit Rd
Project page · 99-year lease from 2020
Based on 40 sales in this street, last 12 months. Search widened 1 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.
| 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 |
| Oct 2026 | Blk 82B | 04 TO 06 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| Oct 2026 | Blk 82A | 07 TO 09 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Sept 2026 | Blk 82B | 16 TO 18 | 93 sqm | S$1,110,000 | S$11,935 psm | ×1.000 | S$11,935 psm |
| Sept 2026 | Blk 83B | 13 TO 15 | 96 sqm | S$1,075,000 | S$11,198 psm | ×1.000 | S$11,198 psm |
| Aug 2026 | Blk 18B | 10 TO 12 | 93 sqm | S$1,010,000 | S$10,860 psm | ×1.000 | S$10,860 psm |
| Aug 2026 | Blk 18C | 04 TO 06 | 93 sqm | S$930,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| Aug 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$983,000 | S$10,570 psm | ×1.000 | S$10,570 psm |
| Aug 2026 | Blk 17A | 07 TO 09 | 93 sqm | S$983,888 | S$10,579 psm | ×1.000 | S$10,579 psm |
| Aug 2026 | Blk 82B | 10 TO 12 | 93 sqm | S$1,028,888 | S$11,063 psm | ×1.000 | S$11,063 psm |
| Aug 2026 | Blk 82B | 19 TO 21 | 93 sqm | S$1,110,000 | S$11,935 psm | ×1.000 | S$11,935 psm |
| Jul 2026 | Blk 18D | 10 TO 12 | 93 sqm | S$992,222 | S$10,669 psm | ×1.000 | S$10,669 psm |
| Jul 2026 | Blk 83B | 16 TO 18 | 96 sqm | S$1,065,000 | S$11,094 psm | ×1.000 | S$11,094 psm |
| Jul 2026 | Blk 82B | 07 TO 09 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Jul 2026 | Blk 18A | 10 TO 12 | 93 sqm | S$1,015,000 | S$10,914 psm | ×1.000 | S$10,914 psm |
| Jul 2026 | Blk 18D | 13 TO 15 | 93 sqm | S$1,010,000 | S$10,860 psm | ×1.000 | S$10,860 psm |
| Jun 2026 | Blk 83A | 10 TO 12 | 96 sqm | S$1,080,000 | S$11,250 psm | ×1.000 | S$11,250 psm |
| Jun 2026 | Blk 82B | 10 TO 12 | 93 sqm | S$1,080,000 | S$11,613 psm | ×1.000 | S$11,613 psm |
| Jun 2026 | Blk 17A | 10 TO 12 | 93 sqm | S$1,055,888 | S$11,354 psm | ×1.000 | S$11,354 psm |
| Jun 2026 | Blk 82A | 04 TO 06 | 93 sqm | S$1,048,888 | S$11,278 psm | ×1.000 | S$11,278 psm |
| Apr 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Apr 2026 | Blk 18A | 16 TO 18 | 93 sqm | S$1,058,888 | S$11,386 psm | ×1.000 | S$11,386 psm |
| Mar 2026 | Blk 83B | 04 TO 06 | 96 sqm | S$988,888 | S$10,301 psm | ×0.997 | S$10,271 psm |
| Mar 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$962,000 | S$10,344 psm | ×0.997 | S$10,314 psm |
| Mar 2026 | Blk 17A | 07 TO 09 | 93 sqm | S$997,000 | S$10,720 psm | ×0.997 | S$10,689 psm |
| Mar 2026 | Blk 82B | 01 TO 03 | 93 sqm | S$920,000 | S$9,892 psm | ×0.997 | S$9,863 psm |
| Feb 2026 | Blk 18D | 10 TO 12 | 93 sqm | S$1,008,000 | S$10,839 psm | ×0.997 | S$10,807 psm |
| Feb 2026 | Blk 18D | 16 TO 18 | 93 sqm | S$1,020,888 | S$10,977 psm | ×0.997 | S$10,945 psm |
| Jan 2026 | Blk 82B | 01 TO 03 | 93 sqm | S$925,000 | S$9,946 psm | ×0.997 | S$9,917 psm |
| Jan 2026 | Blk 83B | 04 TO 06 | 93 sqm | S$1,040,000 | S$11,183 psm | ×0.997 | S$11,150 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 17A | 10 TO 12 | 93 sqm | S$985,000 | S$10,591 psm | ×0.997 | S$10,560 psm |
| Jan 2026 | Blk 83B | 10 TO 12 | 96 sqm | S$1,085,000 | S$11,302 psm | ×0.997 | S$11,269 psm |
| Jan 2026 | Blk 18A | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×0.997 | S$10,507 psm |
| Dec 2025 | Blk 17B | 13 TO 15 | 93 sqm | S$1,000,000 | S$10,753 psm | ×0.996 | S$10,710 psm |
| Dec 2025 | Blk 82B | 19 TO 21 | 93 sqm | S$909,000 | S$9,774 psm | ×0.996 | S$9,736 psm |
| Dec 2025 | Blk 17B | 04 TO 06 | 93 sqm | S$960,000 | S$10,323 psm | ×0.996 | S$10,282 psm |
| Dec 2025 | Blk 18C | 16 TO 18 | 93 sqm | S$1,018,000 | S$10,946 psm | ×0.996 | S$10,903 psm |
| Nov 2025 | Blk 82B | 10 TO 12 | 93 sqm | S$1,000,000 | S$10,753 psm | ×0.996 | S$10,710 psm |
| Nov 2025 | Blk 82B | 10 TO 12 | 93 sqm | S$1,060,000 | S$11,398 psm | ×0.996 | S$11,353 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.
4.51% gross yield
S$45,600 of rent a year against the estimate above · 0.82 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 90 to 99 years of lease left yield 5.33%, from 60 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$1,012,000?
Buying: Stamp duty on S$1,012,000 · Cash and CPF needed on S$1,012,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,012,000.
Each opens with this figure filled in; change anything there.
Primary schools near 82a 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 · 730 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 892 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,288 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,401 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Haig Girls' School (girls) · 1,877 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 82A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$810,000 | S$11,912 psm |
| Oct 2026 | Blk 82A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Sept 2026 | Blk 82A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Jun 2026 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$1,048,888 | S$11,278 psm |
| Jun 2026 | Blk 82A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$813,000 | S$11,956 psm |
| May 2026 | Blk 82A · 3 ROOM · 19 TO 21 · Model A · 93 years left excluded: outlier | 68 sqm | S$872,000 | S$12,824 psm |
| Apr 2026 | Blk 82A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$850,000 | S$12,500 psm |
| Sept 2025 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,059,000 | S$11,387 psm |
| Sept 2025 | Blk 82A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$780,000 | S$11,471 psm |
| Jul 2025 | Blk 82A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,088,000 | S$11,699 psm |
| May 2025 | Blk 82A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Apr 2025 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,075,000 | S$11,559 psm |
| Apr 2025 | Blk 82A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$811,000 | S$11,926 psm |
| Mar 2025 | Blk 82A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Mar 2025 | Blk 82A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,007,889 | S$10,838 psm |
| Mar 2025 | Blk 82A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Feb 2025 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Feb 2025 | Blk 82A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Jan 2025 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Jan 2025 | Blk 82A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jan 2025 | Blk 82A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Dec 2024 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Dec 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,006,888 | S$10,827 psm |
| Dec 2024 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Dec 2024 | Blk 82A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$768,888 | S$11,307 psm |
| Nov 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,002,888 | S$10,784 psm |
| Nov 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$998,000 | S$10,731 psm |
| Nov 2024 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$963,000 | S$10,355 psm |
| Nov 2024 | Blk 82A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Oct 2024 | Blk 82A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Oct 2024 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Oct 2024 | Blk 82A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$762,000 | S$11,206 psm |
| Oct 2024 | Blk 82A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$758,000 | S$11,147 psm |
| Sept 2024 | Blk 82A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Sept 2024 | Blk 82A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Sept 2024 | Blk 82A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$742,888 | S$10,925 psm |
| Sept 2024 | Blk 82A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Aug 2024 | Blk 82A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,022,000 | S$10,989 psm |
| Aug 2024 | Blk 82A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$960,932 | S$10,333 psm |
| Aug 2024 | Blk 82A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$926,000 | S$9,957 psm |
| Aug 2024 | Blk 82A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Aug 2024 | Blk 82A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Jul 2024 | Blk 82A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jul 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Jul 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Jul 2024 | Blk 82A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Jul 2024 | Blk 82A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Jul 2024 | Blk 82A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$755,000 | S$11,103 psm |
| Jul 2024 | Blk 82A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Jul 2024 | Blk 82A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Jul 2024 | Blk 82A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$660,000 | S$9,706 psm |
| Jun 2024 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,007,000 | S$10,828 psm |
| Jun 2024 | Blk 82A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,006,888 | S$10,827 psm |
| Jun 2024 | Blk 82A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$998,000 | S$10,731 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 82A · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 82A · 3 ROOM | S$3,900 | — |
| Jul 2024 | Blk 82A · 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 92 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 | 87 years | S$962,109 | S$1,062,246 | S$1,150,433 | S$1,170,553 |
| 10 years | 82 years | S$903,345 | S$1,101,172 | S$1,291,598 | S$1,337,171 |
| 20 years | 72 years | S$796,830 | S$1,184,047 | S$1,628,972 | S$1,745,952 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.