Blk 83B Circuit Rd
Project page · 99-year lease from 2020
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 83B | 13 TO 15 | 96 sqm | S$1,075,000 | S$11,198 psm | ×1.000 | S$11,198 psm |
| Jul 2026 | Blk 83B | 16 TO 18 | 96 sqm | S$1,065,000 | S$11,094 psm | ×1.000 | S$11,094 psm |
| Mar 2026 | Blk 83B | 04 TO 06 | 96 sqm | S$988,888 | S$10,301 psm | ×0.997 | S$10,271 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 83B | 10 TO 12 | 96 sqm | S$1,085,000 | S$11,302 psm | ×0.997 | S$11,269 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.
4.26% gross yield
S$45,600 of rent a year against the estimate above · 1.07 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$1,070,382?
Buying: Stamp duty on S$1,070,382 · Cash and CPF needed on S$1,070,382 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,070,382.
Each opens with this figure filled in; change anything there.
Primary schools near 83b 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 · 788 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 850 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,291 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,312 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Haig Girls' School (girls) · 1,790 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 96 sqm | S$1,075,000 | S$11,198 psm |
| Jul 2026 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 96 sqm | S$1,065,000 | S$11,094 psm |
| Mar 2026 | Blk 83B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 96 sqm | S$988,888 | S$10,301 psm |
| Jan 2026 | Blk 83B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 96 sqm | S$1,085,000 | S$11,302 psm |
| Jan 2026 | Blk 83B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Jan 2026 | Blk 83B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$805,000 | S$11,838 psm |
| Jan 2026 | Blk 83B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$808,888 | S$11,895 psm |
| Oct 2025 | Blk 83B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 96 sqm | S$1,033,888 | S$10,770 psm |
| Sept 2025 | Blk 83B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 96 sqm | S$875,000 | S$9,115 psm |
| Aug 2025 | Blk 83B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jul 2025 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,065,000 | S$11,452 psm |
| May 2025 | Blk 83B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 96 sqm | S$915,000 | S$9,531 psm |
| Mar 2025 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 96 sqm | S$1,075,000 | S$11,198 psm |
| Mar 2025 | Blk 83B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 96 sqm | S$933,000 | S$9,719 psm |
| Dec 2024 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$1,000,000 | S$10,417 psm |
| Dec 2024 | Blk 83B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 96 sqm | S$964,000 | S$10,042 psm |
| Nov 2024 | Blk 83B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$728,888 | S$10,719 psm |
| Sept 2024 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,018,888 | S$10,956 psm |
| Sept 2024 | Blk 83B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$728,000 | S$10,706 psm |
| Aug 2024 | Blk 83B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$705,000 | S$10,368 psm |
| Jul 2024 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$980,000 | S$10,208 psm |
| Jul 2024 | Blk 83B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Jul 2024 | Blk 83B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$728,000 | S$10,706 psm |
| Jul 2024 | Blk 83B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$670,000 | S$9,853 psm |
| Jun 2024 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$1,050,000 | S$10,938 psm |
| Jun 2024 | Blk 83B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 96 sqm | S$1,008,888 | S$10,509 psm |
| Jun 2024 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jun 2024 | Blk 83B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$966,000 | S$10,387 psm |
| Jun 2024 | Blk 83B · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Jun 2024 | Blk 83B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$730,000 | S$10,735 psm |
| May 2024 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 96 sqm | S$990,000 | S$10,313 psm |
| May 2024 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 96 sqm | S$970,000 | S$10,104 psm |
| May 2024 | Blk 83B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 96 sqm | S$960,000 | S$10,000 psm |
| May 2024 | Blk 83B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 96 sqm | S$935,000 | S$9,740 psm |
| May 2024 | Blk 83B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 96 sqm | S$878,000 | S$9,146 psm |
| May 2024 | Blk 83B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Apr 2024 | Blk 83B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 96 sqm | S$899,998 | S$9,375 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 83B · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 83B · 4 ROOM | S$4,200 | — |
| Nov 2024 | Blk 83B · 4 ROOM | S$4,500 | — |
| Jun 2024 | Blk 83B · 4 ROOM | S$4,100 | — |
| Apr 2024 | Blk 83B · 4 ROOM | S$4,200 | — |
| Apr 2024 | Blk 83B · 4 ROOM | S$4,100 | — |
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$1,017,613 | S$1,123,527 | S$1,216,801 | S$1,238,082 |
| 10 years | 82 years | S$955,458 | S$1,164,698 | S$1,366,110 | S$1,414,311 |
| 20 years | 72 years | S$842,798 | S$1,252,354 | S$1,722,946 | S$1,846,675 |
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.