Type

Units

Min Area

Price Range

2 BR

645 sqft

S$400K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$400K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$80,000 on this acquisition.
Located 5 min (400 m) from CC10 MacPherson MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

64 Circuit Road: A Mature HDB Development in Paya Lebar

64 Circuit Road stands as a well-established residential development in one of Singapore's most sought-after neighbourhoods. Situated in the Paya Lebar planning area, this HDB project offers practical housing solutions for buyers seeking stability, convenience, and accessibility without the premium pricing associated with newer or more central locations.

The development is strategically positioned to serve the evolving needs of young families, upgraders transitioning from smaller units, and investors looking to establish a foothold in a mature estate with proven rental demand. The two-bedroom, two-bathroom floor plans provide flexible living spaces suitable for various household compositions, ranging from young professionals to families with children.

Accessibility and Transport Connectivity

One of the principal advantages of 64 Circuit Road is its proximity to MacPherson MRT Station on the Circle Line (CC10). Located merely 400 metres away—approximately a five-minute walk—residents enjoy seamless connections to Singapore's rapid transit network. This accessibility translates into straightforward commutes to the Central Business District, eastern regions, and beyond, making the development particularly attractive to working professionals and employees in multiple sectors.

The Circle Line itself represents a critical transport artery, linking outlying estates to central shopping, business, and leisure districts. For those commuting during peak hours, the reliability and frequency of the MRT system provides a cost-effective and time-predictable alternative to private vehicle ownership, whilst also reducing household transport budgets.

Neighbourhood Characteristics and Maturity

64 Circuit Road exists within a mature residential and commercial pocket of Paya Lebar. The surrounding neighbourhood has benefited from decades of planning and gradual development, resulting in a well-rounded ecosystem of shops, food establishments, medical facilities, and community services. Unlike emerging estates where amenities remain under construction, this area offers immediate access to established commercial precincts and social infrastructure.

The maturity of the estate also implies that the population demographic is relatively stable, neighbourhood character is well-established, and long-term property values tend to reflect realistic, predictable trajectories. Buyers entering at this stage are not gambling on future masterplan fulfilment; they are purchasing into an already-functional community.

Property Specifications and Layout Flexibility

The two-bedroom, two-bathroom units totalling approximately 645 square feet represent an efficient use of space, balancing livability with affordability. This configuration suits various buyer profiles: young couples saving for their first owned home, small families with one or two children, and downsizers moving from larger units. The presence of two separate bathrooms—a rarity in older HDB flats of this size—enhances convenience for multi-person households and reflects more contemporary design expectations.

At this price point, units are priced competitively within the secondary market, offering capital efficiency for first-time buyers entering the ownership market and for investors seeking properties with positive cash-flow potential through rental yield.

Investment Perspective and Rental Yield

For investors considering 64 Circuit Road as part of a diversified property portfolio, the development's mature status and location near reliable transport infrastructure support a thesis for consistent tenant demand. HDB flats in established neighbourhoods with strong MRT connectivity attract reliable tenants—young professionals, expatriates, and working families—willing to commit to longer leases. Whilst newer, glossier developments may command marginally higher rents, the entry price point and acquisition costs at 64 Circuit Road can translate into attractive net rental yields once mortgage financing is factored in.

The development's proven track record within a functioning community, combined with its proximity to MacPherson MRT Station, positions it as a credible long-term rental asset rather than a speculative purchase dependent on future masterplan delivery or infrastructure projects yet to materialise.

Secondary Market Dynamics

Being an established HDB estate, 64 Circuit Road participates in Singapore's robust secondary residential market, where transactions are frequent, pricing is transparent, and buyer pools remain sizeable. This liquidity advantage means that owners seeking to exit—whether to upgrade, relocate, or realise capital—face a receptive market and shorter sales cycles than would be typical of newly launched developments in fringe areas with limited purchase history.

Price per square foot benchmarking against comparable units in the Paya Lebar and surrounding eastern districts provides potential buyers with reliable data to assess whether asking prices represent fair value or outlier positioning. The maturity and transparency of the secondary market at 64 Circuit Road reduce information asymmetry and support confident purchasing decisions.

Buyer Suitability and Market Positioning

64 Circuit Road appeals to a broad spectrum of buyer profiles. First-time homebuyers appreciate the lower absolute purchase price, predictable neighbourhood, and immediate MRT accessibility. Upgraders moving from smaller HDB studios or one-bedroom units find the two-bedroom layout a natural step forward without the premium attached to private residential properties or newer launch developments. Investors seeking rental yield with manageable downside risk value the established community, transport infrastructure, and tenant-ready configuration.

The development does not position itself as a luxury or premium offering; rather, it appeals to pragmatic, value-conscious buyers who prioritise functionality, accessibility, and cost-efficiency over architectural prestige or cutting-edge amenities.

Financing and Long-term Ownership Considerations

Prospective buyers should consider their financial capacity within the context of typical HDB financing parameters. With units available from specific price points, buyers can model their mortgage requirements, down payment obligations, and monthly debt-service costs against household income and expenditure. The proximity to MRT and established neighbourhood character support the thesis that these properties should maintain value relativistically well over ownership horizons of ten to twenty years.

For those holding properties beyond thirty years, lease decay becomes a longer-term consideration; however, the HDB lease-renewal framework provides mechanisms for property refreshment, and the government's historical stance on protecting HDB homeowners' interests provides a degree of policy certainty that distinguishes HDB ownership from private leasehold property exposure.

Conclusion

64 Circuit Road represents a pragmatic choice for Singapore property buyers seeking established neighbourhood character, strong transport accessibility, flexible living spaces, and transparent secondary market dynamics. The development embodies the maturity and stability that appeal to first-time buyers, upgraders, and investors alike, offering a balanced entry point into Singapore's residential property ecosystem.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 64 Circuit Road as an investment property?

Estimated rental yield on HDB flats at 64 Circuit Road typically ranges between 2.5% and 3.5% gross annual yield, depending on the exact unit configuration, floor level, and prevailing market rents. The proximity to MacPherson MRT Station and the maturity of the neighbourhood support consistent tenant demand from working professionals and young families, reducing void periods and tenant turnover risk. To calculate net yield, investors should factor in property tax, maintenance contributions, and potential agent fees; a realistic net yield after costs often settles between 1.8% and 2.8%, which remains competitive for HDB secondary market acquisitions in established estates.

How does the price per square foot at 64 Circuit Road compare to recent transactions in the Paya Lebar area?

Secondary market HDB transactions in the broader Paya Lebar and MacPherson vicinity have historically traded between S$600 and S$750 per square foot, depending on unit size, age, floor level, and lease remaining. The exact positioning of 64 Circuit Road units within this range reflects the age profile of the building, maintenance condition, and perceived desirability relative to competing immediate-area options. Buyers should conduct targeted searches on secondary market data platforms to benchmark recent comparable sales in the same block and nearby estates, ensuring they are not paying an outlier premium relative to similar two-bedroom units with equivalent MRT proximity.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase a second residential property at 64 Circuit Road?

Singapore Citizens purchasing a second residential property must pay ABSD at the rate of 20% on the purchase price, in addition to standard Stamp Duty. For a property valued at, for example, S$400,000, the ABSD liability would be S$80,000, substantially increasing the total acquisition cost beyond the base price. This 20% rate applies specifically to Citizens acquiring their second residential property and does not apply to first-time buyers or those purchasing an HDB flat as their primary residence under HDB's Eligibility Scheme. Prospective investors and upgraders should incorporate ABSD into their total cost-of-acquisition calculations and consider whether expected rental income or capital appreciation justifies the additional outlay.

What lease tenure does 64 Circuit Road have, and does lease decay pose a resale risk?

As an HDB development, 64 Circuit Road operates under HDB's standard 99-year lease framework. Lease decay—the gradual reduction in property value as lease maturity diminishes—becomes a material consideration for properties below 60 years of remaining lease, though it is less acute for HDB properties than for private leasehold developments due to the government's HDB lease-renewal and upgrading policies. Buyers purchasing units at 64 Circuit Road should confirm the exact year the block was built and calculate remaining lease; units with 70+ years remaining pose minimal lease-decay risk over a typical 10-to-20-year holding period, whilst those approaching 50 years of remaining lease may face increasing difficulty in securing mortgage financing and may experience more volatile resale values.

How does proximity to MacPherson MRT Station (CC10) affect long-term demand and capital appreciation at 64 Circuit Road?

Established proximity to functional MRT infrastructure is one of the most reliable drivers of sustained property demand and relative capital appreciation in Singapore's secondary market. Properties within 5-10 minutes' walk of an MRT station command a persistent 10-15% premium relative to equivalent units further away, and this premium has proven remarkably resilient across market cycles. For 64 Circuit Road, the MacPherson MRT Station proximity ensures a consistent pool of tenant demand and buyer interest, particularly among working professionals and families for whom commute efficiency is non-negotiable. This accessibility insulates the development from sharper value declines during downturns and supports more stable long-term ownership outcomes, albeit without the explosive capital growth potential of properties in emerging, high-development-intensity districts where future infrastructure and commercial development remain nascent.

Is 64 Circuit Road suitable for first-time homebuyers, upgraders, and investors, or is it better suited to one buyer profile?

64 Circuit Road appeals successfully to all three primary buyer profiles. First-time homebuyers benefit from the lower absolute entry price, mature neighbourhood amenities, and established resale market with transparent pricing data, reducing the complexity and risk of an inaugural property purchase. Upgraders moving from one-bedroom or studio HDB units find the two-bedroom layout a natural progression whilst avoiding the premium pricing attached to newer HDB launches or private residential entry points. Investors value the mature, stable tenant-demand profile, established transport connectivity, and secondary-market liquidity that enables efficient exit if market conditions or personal circumstances shift. The broad appeal and balanced positioning of 64 Circuit Road make it a pragmatic choice across diverse buyer archetypes, though none benefit from outsized returns or exceptional scarcity value.

What is my financing headroom and TDSR impact when purchasing a typical two-bedroom unit at 64 Circuit Road?

For a two-bedroom unit at approximately S$400,000, assuming a 25% down payment (S$100,000) and mortgage of S$300,000 financed over 25 years at prevailing HDB loan rates (currently around 2.6%), the estimated monthly mortgage instalment would be approximately S$1,300. The Total Debt Service Ratio (TDSR) cap of 55% means a buyer must demonstrate monthly household income of at least S$2,365 to service this mortgage without breaching lending restrictions; many buyers will have additional debt obligations from car loans or credit facilities, reducing available headroom. Buyers with household income above S$4,000 monthly typically have comfortable TDSR cushion, whilst those in the S$3,000-S$4,000 range may face tighter constraints if they carry existing debt. Consulting with an HDB loan officer or mortgage broker prior to making an offer ensures clarity on personal financing capacity.

How does 64 Circuit Road compare to other two-bedroom HDB developments in the eastern region?

The broader eastern region encompasses developments in Paya Lebar, MacPherson, Tai Seng, and Serangoon, creating a competitive landscape of secondary-market HDB options. 64 Circuit Road's principal competitive advantage is its direct MRT station proximity and the maturity of the surrounding neighbourhood, which translate into established transport, retail, and social infrastructure. Other nearby estates may offer marginally newer buildings or slightly lower entry prices, but often sacrifice MRT accessibility or operate within less-developed commercial precincts. Comparative pricing across the eastern zone typically clusters within 10-15% bands, meaning buyers should assess whether specific unit features (floor level, facing, recent renovations) justify any premium or discount relative to other competing blocks within a 500-metre radius.

Are upper or lower floor units at 64 Circuit Road better value, and how do they differ in demand and pricing?

Upper floor units (typically floors 15-25 in blocks of similar height) command a 5-10% premium over lower and mid-floor units, primarily due to reduced noise, better natural ventilation, enhanced security perception, and views. However, the pricing premium does not always justify the marginal benefit for investors optimising rental yield, as tenants in mature HDB estates prioritise accessibility and location more than floor level. Lower and mid-floor units often represent superior value for investors seeking maximum net yield, as the price discount is steeper than the rental uplift achieved by upper floors. Conversely, owner-occupiers prioritising long-term living comfort may justify the premium for upper floors, accepting the higher acquisition cost in exchange for daily livability improvements over a 20+ year ownership horizon.

What is the future supply pipeline in Paya Lebar and the eastern region, and could it depress property values at 64 Circuit Road?

The Paya Lebar planning area has experienced limited new HDB supply in recent years, with most new public housing initiatives concentrated in emerging Growth Areas such as Sengkang, Punggol, and Jurong. The maturity and high population density of Paya Lebar mean large-scale new HDB launches are unlikely; instead, future supply is more likely to emerge through en bloc redevelopment or selective infill development in designated precincts. This relative scarcity of new supply in the eastern region acts as a protective factor for existing estates like 64 Circuit Road, limiting downward pressure from competing new launches. However, buyers should remain aware of any ongoing or planned Urban Renewal Authority (URA) projects or HDB upgrading initiatives in the immediate vicinity, as these can either enhance property values through neighbourhood rejuvenation or trigger redevelopment uncertainty if 64 Circuit Road itself is identified for future renewal.

[For Sale] Hdb Flat At Circuit Road — From S$400K