Blk 17B 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$983,000 | S$10,570 psm | ×1.000 | S$10,570 psm |
| Apr 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Mar 2026 | Blk 17B | 07 TO 09 | 93 sqm | S$962,000 | S$10,344 psm | ×0.997 | S$10,314 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 17B | 04 TO 06 | 93 sqm | S$960,000 | S$10,323 psm | ×0.996 | S$10,282 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.
4.65% gross yield
S$45,600 of rent a year against the estimate above · 0.92 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$980,000?
Buying: Stamp duty on S$980,000 · Cash and CPF needed on S$980,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$980,000.
Each opens with this figure filled in; change anything there.
Primary schools near 17b 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 · 773 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,278 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,388 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,580 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,714 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 17B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$983,000 | S$10,570 psm |
| Apr 2026 | Blk 17B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Mar 2026 | Blk 17B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$962,000 | S$10,344 psm |
| Dec 2025 | Blk 17B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Dec 2025 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Oct 2025 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$1,018,000 | S$10,946 psm |
| Sept 2025 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$988,888 | S$10,633 psm |
| Jan 2025 | Blk 17B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Nov 2024 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2024 | Blk 17B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Jun 2023 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$875,000 | S$9,409 psm |
| May 2023 | Blk 17B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Apr 2023 | Blk 17B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$800,500 | S$8,608 psm |
| Mar 2023 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Mar 2023 | Blk 17B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$803,000 | S$8,634 psm |
| Jan 2023 | Blk 17B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$806,000 | S$8,667 psm |
| Oct 2022 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Sept 2022 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Aug 2022 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Aug 2022 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$818,000 | S$8,796 psm |
| Apr 2022 | Blk 17B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$660,000 | S$7,097 psm |
| Mar 2022 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Mar 2022 | Blk 17B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Feb 2022 | Blk 17B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$818,000 | S$8,796 psm |
| Jan 2022 | Blk 17B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$776,888 | S$8,354 psm |
| Jan 2022 | Blk 17B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$722,000 | S$7,763 psm |
| Dec 2021 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Dec 2021 | Blk 17B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Oct 2021 | Blk 17B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$790,000 | S$8,495 psm |
Showing 29 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 17B · 4 ROOM | S$4,300 | — |
| Sept 2026 | Blk 17B · 4 ROOM | S$3,800 | — |
| May 2026 | Blk 17B · 4 ROOM | S$4,100 | — |
| May 2025 | Blk 17B · 4 ROOM | S$4,150 | — |
| Apr 2025 | Blk 17B · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 17B · 4 ROOM | S$2,000 | — |
| Jun 2023 | Blk 17B · 4 ROOM | S$4,000 | — |
| Apr 2023 | Blk 17B · 4 ROOM | S$4,150 | — |
| Dec 2022 | Blk 17B · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 17B · 4 ROOM | S$2,400 | — |
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$920,142 | S$1,015,911 | S$1,100,252 | S$1,119,494 |
| 10 years | 78 years | S$860,025 | S$1,048,366 | S$1,229,660 | S$1,273,047 |
| 20 years | 68 years | S$778,619 | S$1,156,988 | S$1,591,744 | S$1,706,051 |
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.