Blk 82B Circuit Rd
Project page · 99-year lease from 2020
Based on 11 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 82B | 04 TO 06 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| Sept 2026 | Blk 82B | 16 TO 18 | 93 sqm | S$1,110,000 | S$11,935 psm | ×1.000 | S$11,935 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 82B | 07 TO 09 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Jun 2026 | Blk 82B | 10 TO 12 | 93 sqm | S$1,080,000 | S$11,613 psm | ×1.000 | S$11,613 psm |
| Mar 2026 | Blk 82B | 01 TO 03 | 93 sqm | S$920,000 | S$9,892 psm | ×0.997 | S$9,863 psm |
| Jan 2026 | Blk 82B | 01 TO 03 | 93 sqm | S$925,000 | S$9,946 psm | ×0.997 | S$9,917 psm |
| Dec 2025 | Blk 82B | 19 TO 21 | 93 sqm | S$909,000 | S$9,774 psm | ×0.996 | S$9,736 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.
4.43% gross yield
S$45,600 of rent a year against the estimate above · 0.9 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$1,030,000?
Buying: Stamp duty on S$1,030,000 · Cash and CPF needed on S$1,030,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,030,000.
Each opens with this figure filled in; change anything there.
Primary schools near 82b 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 · 712 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 819 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,336 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,346 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Haig Girls' School (girls) · 1,862 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,958 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Sept 2026 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,110,000 | S$11,935 psm |
| Aug 2026 | Blk 82B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,110,000 | S$11,935 psm |
| Aug 2026 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,028,888 | S$11,063 psm |
| Jul 2026 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jul 2026 | Blk 82B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$720,000 | S$10,588 psm |
| Jun 2026 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$828,000 | S$8,903 psm |
| Jun 2026 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Mar 2026 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Jan 2026 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Jan 2026 | Blk 82B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$808,000 | S$11,882 psm |
| Jan 2026 | Blk 82B · 3 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 68 sqm | S$680,000 | S$10,000 psm |
| Dec 2025 | Blk 82B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$909,000 | S$9,774 psm |
| Nov 2025 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Nov 2025 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Aug 2025 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Aug 2025 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,035,000 | S$11,129 psm |
| Aug 2025 | Blk 82B · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$838,000 | S$12,324 psm |
| Jul 2025 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,042,000 | S$11,204 psm |
| Jul 2025 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2025 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jul 2025 | Blk 82B · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$638,000 | S$9,382 psm |
| Jun 2025 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Jun 2025 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Apr 2025 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Apr 2025 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Apr 2025 | Blk 82B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$765,000 | S$11,250 psm |
| Mar 2025 | Blk 82B · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$795,000 | S$11,691 psm |
| Feb 2025 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$988,888 | S$10,633 psm |
| Jan 2025 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jan 2025 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Jan 2025 | Blk 82B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,018,000 | S$10,946 psm |
| Jan 2025 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Dec 2024 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,058,000 | S$11,376 psm |
| Dec 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Nov 2024 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Nov 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Nov 2024 | Blk 82B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Nov 2024 | Blk 82B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$952,000 | S$10,237 psm |
| Oct 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Oct 2024 | Blk 82B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$755,000 | S$11,103 psm |
| Oct 2024 | Blk 82B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Sept 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$1,010,888 | S$10,870 psm |
| Sept 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Sept 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Sept 2024 | Blk 82B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$756,000 | S$11,118 psm |
| Sept 2024 | Blk 82B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$752,800 | S$11,071 psm |
| Sept 2024 | Blk 82B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Sept 2024 | Blk 82B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Sept 2024 | Blk 82B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$723,000 | S$10,632 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$972,000 | S$10,452 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Aug 2024 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Aug 2024 | Blk 82B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$998,888 | S$10,741 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$991,000 | S$10,656 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$986,888 | S$10,612 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$968,000 | S$10,409 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jul 2024 | Blk 82B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jul 2024 | Blk 82B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$710,000 | S$10,441 psm |
| Jul 2024 | Blk 82B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jun 2024 | Blk 82B · 4 ROOM · 13 TO 15 · Model A · 95 years left excluded: outlier | 93 sqm | S$1,080,000 | S$11,613 psm |
| Jun 2024 | Blk 82B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jun 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Jun 2024 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Jun 2024 | Blk 82B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Apr 2024 | Blk 82B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$720,000 | S$10,588 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 82B · 3 ROOM | S$3,200 | — |
| May 2026 | Blk 82B · 4 ROOM | S$3,800 | — |
| May 2026 | Blk 82B · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 82B · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 82B · 4 ROOM | S$4,050 | — |
| May 2025 | Blk 82B · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 82B · 4 ROOM | S$4,050 | — |
| Dec 2024 | Blk 82B · 4 ROOM | S$4,100 | — |
| Oct 2024 | Blk 82B · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 82B · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 82B · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 82B · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 82B · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 82B · 4 ROOM | S$4,300 | — |
| Oct 2023 | Blk 82B · 4 ROOM | S$3,600 | — |
| Jun 2021 | Blk 82B · 4 ROOM | S$2,750 | — |
| Mar 2021 | Blk 82B · 3 ROOM | S$1,100 | — |
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$979,222 | S$1,081,140 | S$1,170,896 | S$1,191,373 |
| 10 years | 82 years | S$919,412 | S$1,120,758 | S$1,314,572 | S$1,360,954 |
| 20 years | 72 years | S$811,003 | S$1,205,107 | S$1,657,946 | S$1,777,006 |
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.