Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$1.1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220K on this acquisition.
Located 5 min (420 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.

82A Circuit Road: A Prime HDB Address Near MacPherson MRT

Located in the heart of Potong Pasir, 82A Circuit Road stands as a well-positioned HDB development that combines accessibility with established neighbourhood character. Sitting just 420 metres from MacPherson MRT station on the Circle Line (CC10), this address provides residents with seamless connectivity to key employment and leisure destinations across Singapore. The proximity to the MRT station—a mere 5-minute walk—eliminates dependence on private transport for daily commuting, a significant factor in property valuation and long-term appeal.

The development comprises spacious units designed to accommodate modern family living. Current offerings include configurations spanning 3 bedrooms and 2 bathrooms, with floor areas reaching approximately 1,001 square feet. This generous layout provides flexibility for home offices, guest spaces, and recreational areas, addressing the evolving needs of contemporary households. The combination of bedroom count and overall square footage positions these units competitively within the mature estate segment of the HDB market.

Location and Transport Connectivity

The MacPherson MRT station represents a cornerstone advantage for residents of 82A Circuit Road. The Circle Line's comprehensive route links this development to Dhoby Ghaut, Marina Bay, Jurong East, and numerous other key nodes, drastically reducing commute times to financial districts, shopping malls, and entertainment precincts. For professionals working in the Central Business District or Jurong Innovation District, the direct MRT access significantly enhances quality of life by freeing up time previously lost to travel. Additionally, the station serves as a hub for bus services, providing residents with alternative transport options during peak hours or unforeseen service disruptions.

Beyond transport, the macroeconomic importance of being near a major MRT node cannot be overstated. Properties adjacent to well-served stations consistently demonstrate stronger capital appreciation over extended holding periods. Buyers and renters actively prioritise locations where a 5-minute walk to the train becomes a standard feature rather than an exception. This accessibility factor directly translates into sustained demand, lower vacancy rates for investors, and stable resale values relative to more car-dependent areas.

Neighbourhood Character and Amenities

Potong Pasir is a mature, well-established estate with decades of infrastructure maturity and community identity. The area surrounding 82A Circuit Road benefits from proximity to food centres, wet markets, supermarkets, and shopping malls, ensuring residents have immediate access to daily necessities and leisure options. Schools, medical facilities, and recreational spaces are distributed throughout the neighbourhood, making it particularly attractive to families with school-age children. The mature estate status also means that land prices and development intensity have stabilised, reducing the risk of jarring changes to the immediate environment.

The neighbourhood's demographic profile tends to attract upgraders and established professionals seeking a middle ground between new towns and central Singapore. This stable resident composition fosters community cohesion and maintains property values. Unlike developments in nascent estates still undergoing change, 82A Circuit Road sits within a fully formed community where transport routes, commercial hubs, and social facilities have already achieved equilibrium.

Investment Potential and Market Position

For owner-occupiers, the 3-bedroom configurations at 82A Circuit Road provide ample space to accommodate families through multiple life stages. The unit sizes exceed those found in older 3-room flats, yet remain more affordable than larger new-build HDB projects in premium locations. This positioning makes the development appealing to first-time upgraders transitioning from smaller flats, as well as to families seeking to consolidate their living arrangements within a single, well-connected address.

Investors evaluating this development should consider the sustained rental demand in the Potong Pasir area, driven by the MacPherson MRT proximity and the neighbourhood's reputation for reliability and community infrastructure. The mature estate status typically supports consistent rental yields, as tenants value established amenities and transport links over the novelty of new developments. The moderate price point relative to newer projects also widens the tenant pool, potentially reducing vacancy risk compared to higher-priced alternatives in less-connected areas.

Capital appreciation prospects are underpinned by the permanence of the MRT station and the neighbourhood's fully matured character. Unlike properties awaiting nearby infrastructure development, 82A Circuit Road's growth prospects rest primarily on general HDB market dynamics and macroeconomic factors rather than on speculative value from future transportation improvements. This stability makes it a lower-risk holding for conservative investors with 5 to 10-year horizons.

Pricing and Market Context

Current market pricing for units at 82A Circuit Road reflects the established location, mature estate status, and transport connectivity. Properties in this price range compete directly with other well-connected HDB developments in central and eastern Singapore. Price per square foot metrics for this address typically align with mature estates offering similar MRT proximity, establishing it as fairly valued relative to neighbourhood comparables. Prospective buyers should evaluate per-square-foot benchmarks against recent transactions in Potong Pasir and adjacent estates to ensure informed decision-making.

The combination of 3-bedroom layout, 2-bathroom configuration, and approximate 1,001-square-foot footprint appeals to a broad swath of the market, from families outgrowing 4-room flats to investors seeking rental appeal. This demographic breadth supports consistent market liquidity, a key factor in resale planning and long-term wealth accumulation through property.

Suitability Across Buyer Segments

First-time upgraders find value in the step-up from smaller public housing units, gaining additional bedrooms and floor area whilst remaining within purchasing power constraints. The MacPherson MRT access makes the property particularly attractive to young professionals and established families who prioritise transport convenience. Upgraders moving from other HDB estates gain a larger, more flexible living environment without the premium pricing of new-launch projects in emerging districts.

High-net-worth individuals may view properties in this segment as portfolio diversification into stable, cash-generative rental assets. The established market for HDB lettings in well-connected areas ensures consistent tenant demand and predictable rental returns. For this buyer segment, the appeal lies not in appreciation but in reliable income generation and capital preservation within a regulated, transparent property market.

Investors seeking to build HDB rental portfolios benefit from the estate's reputational stability and the tenant base attracted by MacPherson MRT proximity. The mature infrastructure requires minimal speculation about future amenities or transport improvements, simplifying investment underwriting and risk assessment.

Financial Considerations for Buyers

Prospective purchasers should account for financing conditions when evaluating acquisition costs. The property's price point typically qualifies for standard HDB loan structures, with loan eligibility determined by income and debt-service ratios. For second-property acquisitions, Singapore Citizens must be aware of Additional Buyer's Stamp Duty (ABSD) imposed at 20% on the purchase price, a substantial cost that must be factored into total acquisition expense and cash-flow projections. First-time buyers and owner-occupiers making their sole residential purchase remain exempt from ABSD, a material advantage relative to investor or trading scenarios.

Debt-to-service ratios (TDSR) constraints may limit financing quantum for some buyer profiles, particularly those with multiple existing obligations. At typical market prices for this development, most purchasers with stable employment income and limited existing debt should be able to secure financing covering 80% to 90% of the purchase price, requiring equity contributions in the region of S$100,000 to S$250,000 depending on exact unit pricing and buyer circumstances. Professional financial advice is essential to model affordability accurately.

Comparative Market Position

Within the broader HDB landscape, 82A Circuit Road competes with other mature-estate developments in central Singapore offering similar transport connectivity and amenity profiles. Developments in Toa Payoh, Novena, and Geylang also provide strong MRT access and established neighbourhood character, but may command different pricing premiums based on specific demographic associations or transport node hierarchy. Comparative shopping across these alternatives remains essential to determine relative value and fit with individual investment or occupancy objectives.

The development's pricing advantage relative to newer projects in emerging areas reflects the trade-off between novelty and connectivity—buyers accepting a mature estate standard in exchange for immediately accessible transport and services. For those prioritising time-to-town and community stability over contemporary finishes, this positioning offers compelling value.

Long-Term Outlook and Market Dynamics

HDB properties in mature, well-connected estates have historically demonstrated resilience through market cycles. The 99-year lease structure for HDB flats means that lease decay—a significant consideration for private freehold or leasehold properties—proceeds at a predictable, measured pace. Properties at 82A Circuit Road benefit from HDB's structured lease framework, which has historically supported stable resale values even as years of lease elapse, provided the property is maintained to acceptable standards and remains in demand.

The MacPherson station's status as an established, well-utilised node on the Circle Line suggests that transport infrastructure changes are unlikely to diminish its strategic importance. Future HDB policy developments, transport expansion, or urban renewal initiatives in the broader Potong Pasir area could potentially enhance value, though such outcomes are difficult to forecast with precision. Conservative buyers should evaluate the property's merit based on its present positioning rather than speculative benefits from future policy changes.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 82A Circuit Road as an investment property?

Rental yields for HDB properties in well-connected mature estates like Potong Pasir typically range from 2.5% to 3.5% gross per annum, though net yields after maintenance, property taxes, and agent fees generally settle between 1.5% and 2.5%. The MacPherson MRT proximity positions 82A Circuit Road favourably within this range, as tenants actively seek locations eliminating long commutes. Potong Pasir's established reputation and community infrastructure attract reliable, longer-tenure tenants, potentially reducing vacancy risk compared to speculative new estates. For investors requiring concrete yield benchmarking, recent comparable lettings in the area should be analysed to establish realistic rental expectations for the specific bedroom configuration and floor level under consideration.

How does the price per square foot at 82A Circuit Road compare to recent transactions in Potong Pasir?

Pricing per square foot for HDB properties in Potong Pasir varies based on age, floor level, unit configuration, and exact MRT proximity, but recent transactions in the immediate vicinity have typically ranged from S$1,100 to S$1,300 per square foot for 3-bedroom flats in this estate. The 82A Circuit Road development, given its 420-metre distance from MacPherson station and established neighbourhood character, generally positions itself within the mid-to-upper spectrum of this band. Buyers should request a detailed comparative market analysis from their agent or conduct independent searches of recent HDB transaction history to confirm whether current asking prices represent fair value relative to contemporaneous sales. Substantial discrepancies—either significantly below or above local benchmarks—warrant investigation to understand whether the property offers exceptional value or commands a premium for specific attributes (e.g., higher floor, better unit orientation, recent renovations).

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase this as a second property?

Singapore Citizens purchasing a second residential property face ABSD at the rate of 20% on the purchase price, regardless of whether the property is HDB or private. For a unit at 82A Circuit Road priced at approximately S$1,100,000, this translates to an additional S$220,000 in stamp duty, substantially increasing total acquisition cost. This 20% levy applies on top of all other purchase-related expenses including legal fees, survey fees, and agent commissions, therefore a buyer must ensure sufficient liquidity to meet all acquisition costs, not merely the deposit and mortgage. First-time owner-occupiers remain exempt from ABSD, making owner-occupancy a significant financial advantage versus investment intent. Investors should carefully model whether expected rental returns justify the substantial upfront ABSD cost and whether alternative investment structures, such as joint-ownership with spouse or family members entitled to first-purchase exemptions, might improve returns.

Is lease decay a concern for HDB properties at 82A Circuit Road, and how does it affect resale value?

HDB flats operate under a 99-year leasehold system, meaning the lease tenure steadily declines from the original date of grant until eventual expiry. Unlike private properties that may suffer pronounced value erosion as remaining lease term shortens, HDB properties have historically demonstrated more gradual and predictable lease-related depreciation patterns due to HDB's regulatory framework and stable demand from eligible buyers and tenants. The pace of lease decay affects resale eligibility—for instance, HDB flats must meet minimum remaining lease requirements to qualify for purchase by younger buyers or for HDB loan financing, constraints that can narrow the buyer pool as decades pass. The development's current lease remaining—determined by the original handover date—should be established to project when lease tenure may begin materially constraining resale options. Properties with 70+ years lease remaining typically encounter few practical constraints, whilst those approaching 60 years may face narrowed buyer pools and modest price discounts relative to similar units with longer tenure.

How does proximity to MacPherson MRT station (CC10) affect long-term capital appreciation and tenant demand?

Proximity to major MRT nodes is one of the most robust drivers of sustained property value in Singapore's residential market, as transport accessibility directly correlates with commute times, career opportunities, and quality of life. The 420-metre distance from 82A Circuit Road to MacPherson station places it within the optimal 'walk-to-station' zone, a characteristic that attracts both owner-occupiers and investors. Historical data consistently shows that HDB properties within 5-10 minutes' walk of established MRT stations outperform those requiring longer commutes or car/bus dependency, particularly during economic cycles when transport costs and time pressures spike. For tenant demand, the MacPherson station's position on the Circle Line—which connects to Jurong East, Marina Bay, and Dhoby Ghaut—ensures reliable access to Singapore's major employment and leisure hubs, making the property appealing to a broad demographic. The station's established operational history and integration into the public transport network suggest durability of this advantage, whereas properties near newer, less-integrated stations may carry speculative uncertainty.

Who are the ideal buyer profiles for 82A Circuit Road, and does it suit first-time buyers, upgraders, HNW investors, or all segments?

82A Circuit Road appeals across multiple buyer segments, though for different reasons. First-time buyers benefit from ABSD exemptions and the manageable price point relative to private properties, making the step up from HDB rental or smaller owned units achievable; the 3-bedroom layout also provides capacity for growing families without requiring another move within five years. Upgraders transitioning from 4-room or 5-room HDB flats find the additional space and mature-estate amenities attractive whilst remaining within accumulated purchasing power. High-net-worth investors view it as a stable, diversified portfolio asset generating consistent rental returns without the active management demands of commercial property; the regulated HDB lettings framework and predictable tenant demand profiles reduce risk relative to private residential alternatives. Owner-occupiers prioritising transport convenience and community stability—rather than architectural novelty—represent the largest logical buyer cohort. Young professionals and established families willing to sacrifice design-forward finishes in favour of time savings and neighbourhood reputation form a secondary but substantial pool. The development's broad appeal across demographics supports liquid resale markets and stable valuations, though individual suitability depends on personal priorities, financial capacity, and investment horizon.

What TDSR and financing constraints might apply to buyers at this price point, and how much equity must I reserve?

At an approximate market price of S$1,100,000, most purchasers with stable household income and manageable existing debt obligations qualify for HDB financing covering 80% to 90% of purchase price, equivalent to approximately S$880,000 to S$990,000 in loan quantum. This requires equity down-payments in the range of S$110,000 to S$220,000, before accounting for stamp duties, legal fees, and survey costs—total acquisition outlays typically require S$200,000 to S$350,000 in liquid capital depending on down-payment percentage and ancillary expenses. Debt-to-service ratio (TDSR) constraints limit monthly loan repayment obligations to approximately 60% of gross household income under current HDB lending policies; for S$880,000 borrowed at 2.5% interest over 25 years, monthly repayments approximate S$4,100, thus requiring minimum gross household monthly income around S$6,800 to meet TDSR safely. Buyers with substantial existing liabilities (car loans, credit card debt, other mortgages) must stress-test financing quantum carefully, as TDSR calculations count all obligations. Second-property buyers face the additional 20% ABSD liability (approximately S$220,000), substantially increasing total capital requirement and reducing financing headroom if equity is stretched. Professional financial advisory is essential to model accurate affordability.

How does 82A Circuit Road compare to competing HDB developments in nearby areas like Toa Payoh, Novena, or Geylang?

Potong Pasir, where 82A Circuit Road sits, competes directly with Toa Payoh (Braddell, Lorong Chuan areas), Novena, and Geylang for HDB buyer attention, each offering distinct positioning. Toa Payoh estates generally command slightly higher per-square-foot premiums due to established reputation and broader amenity spread, though some Toa Payoh locations sit further from MRT stations. Novena areas offering Novena MRT proximity are similarly well-connected but typically more expensive due to proximity to Orchard commercial precinct and higher perceived prestige. Geylang developments vary widely in price depending on exact distance from Geylang or Aljunied MRT stations; some offer competitive pricing but may lack the community cohesion of established areas. Potong Pasir's positioning is essentially a middle ground: more affordable than central Toa Payoh or Novena premium locations, yet offering equivalent transport connectivity and mature-estate character. Buyers on tighter budgets seeking optimal MRT access should compare specific unit availability across these competing areas to identify best value; those prioritising neighbourhood prestige might accept premium pricing in Toa Payoh or Novena, whilst value-conscious buyers may find comparable satisfaction in Potong Pasir at materially lower outlay.

Are certain floor levels or unit stack positions at 82A Circuit Road better value than others?

HDB pricing within a single development typically reflects floor level, unit orientation, and views, with higher floors commanding premiums of 5% to 15% depending on skyline outlook and perceived prestige. Units facing quieter streets or parks typically command slight premiums over those fronting busier roads, whilst mid-stack positions (floors 4-15) often represent optimal value, as they avoid the premium pricing of higher floors whilst eliminating ground-floor concerns (noise, dust, security perception). Units on the same level may vary in price depending on orientation—south or west-facing units may be less desirable due to afternoon heat, whilst north or east-facing units sometimes command premiums in tropical climates where natural light and cooling efficiency matter. Within individual block at 82A Circuit Road, mid-to-lower-mid-range floors (3-12) typically offer the strongest value-to-amenity proposition, as the MacPherson MRT proximity mitigates the disadvantage of not being positioned at the highest floor. First-time buyers and investors should evaluate relative pricing across available units and prioritise per-square-foot comparability over aspirational floor preferences, as lower-level units often perform equally well in resale or rental markets despite commanding slight discounts.

What is the future supply pipeline in Potong Pasir or adjacent areas, and could it pressure resale values at 82A Circuit Road?

Potong Pasir is a mature, fully built-out estate with minimal remaining land for new HDB development, meaning future supply of new public housing in this specific area is highly constrained. The Urban Redevelopment Authority's (URA) Master Plan and HDB's Forward Planning Framework indicate that most new HDB expansion occurs in designated growth areas such as Sengkang, Punggol, and Tengah, not in legacy estates like Potong Pasir. This structural supply constraint actually supports long-term price stability and resale demand for existing units like those at 82A Circuit Road, as new supply competition is unlikely to materialise. However, adjacent areas such as parts of Geylang or Hougang may see targeted estate rejuvenation or intensification, potentially introducing new housing stock nearby; any such projects would likely target modern, family-sized units rather than exactly replicating 82A Circuit Road's profile, minimising direct cannibalisation. The absence of immediate new HDB supply pipeline in Potong Pasir itself—combined with sustained MRT accessibility and mature community infrastructure—suggests that resale values are more likely to be supported by limited supply and stable demand than constrained by competitive new inventory. Buyers should monitor URA's Master Plan updates and HDB's periodic announcements to identify whether any estate rejuvenation initiatives might affect the immediate neighbourhood character or property tax implications.

[For Sale] Hdb Flat At Circuit Road — From S$1.1M