homequant
HDB · 371083

Blk 83A Circuit Rd

Project page · 99-year lease from 2020

Indicative value range
S$1,013,235 – S$1,082,030
Indicative mid S$1,044,645 · S$10,882 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 18A10 TO 1293 sqmS$1,055,000S$11,344 psm×1.000S$11,344 psm
Oct 2026Blk 82B04 TO 0693 sqmS$1,030,000S$11,075 psm×1.000S$11,075 psm
Oct 2026Blk 82A07 TO 0993 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Sept 2026Blk 82B16 TO 1893 sqmS$1,110,000S$11,935 psm×1.000S$11,935 psm
Sept 2026Blk 83B13 TO 1596 sqmS$1,075,000S$11,198 psm×1.000S$11,198 psm
Aug 2026Blk 18B10 TO 1293 sqmS$1,010,000S$10,860 psm×1.000S$10,860 psm
Aug 2026Blk 18C04 TO 0693 sqmS$930,000S$10,000 psm×1.000S$10,000 psm
Aug 2026Blk 17B07 TO 0993 sqmS$983,000S$10,570 psm×1.000S$10,570 psm
Aug 2026Blk 17A07 TO 0993 sqmS$983,888S$10,579 psm×1.000S$10,579 psm
Aug 2026Blk 82B10 TO 1293 sqmS$1,028,888S$11,063 psm×1.000S$11,063 psm
Aug 2026Blk 82B19 TO 2193 sqmS$1,110,000S$11,935 psm×1.000S$11,935 psm
Jul 2026Blk 18D10 TO 1293 sqmS$992,222S$10,669 psm×1.000S$10,669 psm
Jul 2026Blk 83B16 TO 1896 sqmS$1,065,000S$11,094 psm×1.000S$11,094 psm
Jul 2026Blk 82B07 TO 0993 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Jul 2026Blk 18A10 TO 1293 sqmS$1,015,000S$10,914 psm×1.000S$10,914 psm
Jul 2026Blk 18D13 TO 1593 sqmS$1,010,000S$10,860 psm×1.000S$10,860 psm
Jun 2026Blk 83A10 TO 1296 sqmS$1,080,000S$11,250 psm×1.000S$11,250 psm
Jun 2026Blk 82B10 TO 1293 sqmS$1,080,000S$11,613 psm×1.000S$11,613 psm
Jun 2026Blk 17A10 TO 1293 sqmS$1,055,888S$11,354 psm×1.000S$11,354 psm
Jun 2026Blk 82A04 TO 0693 sqmS$1,048,888S$11,278 psm×1.000S$11,278 psm
Apr 2026Blk 17B07 TO 0993 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
Apr 2026Blk 18A16 TO 1893 sqmS$1,058,888S$11,386 psm×1.000S$11,386 psm
Mar 2026Blk 83B04 TO 0696 sqmS$988,888S$10,301 psm×0.997S$10,271 psm
Mar 2026Blk 17B07 TO 0993 sqmS$962,000S$10,344 psm×0.997S$10,314 psm
Mar 2026Blk 17A07 TO 0993 sqmS$997,000S$10,720 psm×0.997S$10,689 psm
Mar 2026Blk 82B01 TO 0393 sqmS$920,000S$9,892 psm×0.997S$9,863 psm
Feb 2026Blk 18D10 TO 1293 sqmS$1,008,000S$10,839 psm×0.997S$10,807 psm
Feb 2026Blk 18D16 TO 1893 sqmS$1,020,888S$10,977 psm×0.997S$10,945 psm
Jan 2026Blk 82B01 TO 0393 sqmS$925,000S$9,946 psm×0.997S$9,917 psm
Jan 2026Blk 83B04 TO 0693 sqmS$1,040,000S$11,183 psm×0.997S$11,150 psm
Jan 2026Blk 18A04 TO 0693 sqmS$918,889S$9,881 psm×0.997S$9,851 psm
Jan 2026Blk 17A10 TO 1293 sqmS$985,000S$10,591 psm×0.997S$10,560 psm
Jan 2026Blk 83B10 TO 1296 sqmS$1,085,000S$11,302 psm×0.997S$11,269 psm
Jan 2026Blk 18A07 TO 0993 sqmS$980,000S$10,538 psm×0.997S$10,507 psm
Dec 2025Blk 17B13 TO 1593 sqmS$1,000,000S$10,753 psm×0.996S$10,710 psm
Dec 2025Blk 82B19 TO 2193 sqmS$909,000S$9,774 psm×0.996S$9,736 psm
Dec 2025Blk 17B04 TO 0693 sqmS$960,000S$10,323 psm×0.996S$10,282 psm
Dec 2025Blk 18C16 TO 1893 sqmS$1,018,000S$10,946 psm×0.996S$10,903 psm
Nov 2025Blk 82B10 TO 1293 sqmS$1,000,000S$10,753 psm×0.996S$10,710 psm
Nov 2025Blk 82B10 TO 1293 sqmS$1,060,000S$11,398 psm×0.996S$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.

4.37% gross yield

S$45,600 of rent a year against the estimate above · 0.96 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

ApprovedBlockFlatRent a month
Sept 202617B4 ROOMS$4,300
Sept 202617B4 ROOMS$3,800
Aug 202617A4 ROOMS$4,000
Aug 202695A4 ROOMS$3,800
Jul 202695B4 ROOMS$4,000
Jul 2026394 ROOMS$4,000
Jul 202697A4 ROOMS$4,000
Jun 202697A4 ROOMS$3,800

median of 21 HDB rental approvals for 4 ROOM on Circuit Rd since 2025-10.

Buying or selling at S$1,044,645?

Buying: Stamp duty on S$1,044,645 · Cash and CPF needed on S$1,044,645 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,044,645.

Each opens with this figure filled in; change anything there.

Primary schools near 83a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 83A · 3 ROOM · 16 TO 18 · Model A · 93 years left
68 sqmS$823,000S$12,103 psm
Jun 2026
Blk 83A · 4 ROOM · 10 TO 12 · Model A · 93 years left
96 sqmS$1,080,000S$11,250 psm
Apr 2026
Blk 83A · 3 ROOM · 07 TO 09 · Model A · 93 years left
68 sqmS$745,888S$10,969 psm
Nov 2025
Blk 83A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$795,000S$11,691 psm
Oct 2025
Blk 83A · 3 ROOM · 01 TO 03 · Model A · 94 years left
68 sqmS$715,000S$10,515 psm
Oct 2025
Blk 83A · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$780,000S$11,471 psm
Sept 2025
Blk 83A · 4 ROOM · 10 TO 12 · Model A · 94 years left
96 sqmS$1,085,000S$11,302 psm
Jul 2025
Blk 83A · 4 ROOM · 13 TO 15 · Model A · 94 years left
96 sqmS$1,070,000S$11,146 psm
Jul 2025
Blk 83A · 4 ROOM · 10 TO 12 · Model A · 94 years left
96 sqmS$1,008,888S$10,509 psm
Jun 2025
Blk 83A · 4 ROOM · 19 TO 21 · Model A · 94 years left
96 sqmS$1,083,500S$11,286 psm
Jun 2025
Blk 83A · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$762,000S$11,206 psm
Jan 2025
Blk 83A · 4 ROOM · 10 TO 12 · Model A · 94 years left
96 sqmS$1,018,888S$10,613 psm
Jan 2025
Blk 83A · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$698,000S$10,265 psm
Dec 2024
Blk 83A · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$1,000,800S$10,761 psm
Nov 2024
Blk 83A · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$685,000S$10,074 psm
Sept 2024
Blk 83A · 4 ROOM · 10 TO 12 · Model A · 95 years left
96 sqmS$1,008,000S$10,500 psm
Sept 2024
Blk 83A · 4 ROOM · 07 TO 09 · Model A · 95 years left
96 sqmS$976,888S$10,176 psm
Sept 2024
Blk 83A · 4 ROOM · 07 TO 09 · Model A · 95 years left
96 sqmS$975,000S$10,156 psm
Sept 2024
Blk 83A · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$758,888S$11,160 psm
Aug 2024
Blk 83A · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$730,000S$10,735 psm
Jul 2024
Blk 83A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$975,000S$10,484 psm
Jul 2024
Blk 83A · 4 ROOM · 07 TO 09 · Model A · 95 years left
96 sqmS$958,000S$9,979 psm
Jul 2024
Blk 83A · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$765,000S$11,250 psm
Jun 2024
Blk 83A · 4 ROOM · 16 TO 18 · Model A · 95 years left
96 sqmS$985,000S$10,260 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years87 yearsS$993,145S$1,096,513S$1,187,544S$1,208,313
10 years82 yearsS$932,485S$1,136,694S$1,333,263S$1,380,305
20 years72 yearsS$822,534S$1,222,242S$1,681,519S$1,802,273

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.