Type

Units

Min Area

Price Range

2 BR

646 sqft

S$350K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$350K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$70,000 on this acquisition.
Located 10 min (800 m) from DT25 Mattar 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.

87 Circuit Road: A Mature HDB Development Near Mattar MRT

87 Circuit Road stands as a notable HDB flat development positioned in one of Singapore's more established residential districts. The project occupies a strategic location that balances urban convenience with the character of a mature neighbourhood, making it an attractive proposition for homebuyers across different life stages. This development represents the type of core HDB asset that has historically maintained resilience in Singapore's property market, offering both owner-occupier appeal and investment potential.

The development's most significant advantage lies in its proximity to Mattar MRT Station on the Downtown Line. Located approximately 800 metres away — a comfortable 10-minute walk — the estate benefits from excellent connectivity to Singapore's wider transport network. This accessibility means residents can reach the central business district, shopping districts, and employment nodes across the island with relative ease. For commuters relying on public transport, this level of convenience directly influences both day-to-day lifestyle quality and long-term property desirability.

Location and Neighbourhood Context

The circuit road locality has evolved into a well-established residential enclave over decades, with supporting infrastructure that reflects its maturity. Schools, medical facilities, and shopping amenities are embedded within the neighbourhood fabric, eliminating the need for residents to venture far for essential services. The presence of multiple hawker centres and local eating establishments ensures that everyday dining and grocery shopping remain convenient and affordable. This combination of mature amenities and transport connectivity has sustained demand for HDB flats in this district across multiple property cycles.

The neighbourhood's demographic composition tends towards families and upgraders seeking value-for-money options without sacrificing convenience. This buyer profile underpins consistent rental demand, as both owner-occupiers and investors recognise the area's appeal to working professionals and young families. The relative stability of the neighbourhood — neither undergoing major urban renewal nor showing signs of decline — provides a reassuring backdrop for long-term property ownership.

Unit Configuration and Space Utilisation

The development comprises compact floor plates typical of HDB construction, with units organised to maximise internal space efficiency. Two-bedroom configurations dominate the stock, a layout that strikes a practical balance between affordability and functionality. These units are designed to accommodate couples, small families, or professional sharers, making them versatile across different occupancy scenarios. The internal area of approximately 646 square feet for standard units represents adequate space for comfortable living whilst keeping maintenance costs and utility bills manageable.

Room layouts at 87 Circuit Road reflect HDB design principles refined over several generations, with attention to natural light, ventilation, and logical flow between living spaces. Kitchens are sized for practical meal preparation, whilst bedrooms offer sufficient dimensions to accommodate standard furnishings. The bathroom provision is straightforward and functional, meeting basic hygiene needs without unnecessary complexity. For tenants or owner-occupiers, this straightforward design translates to lower costs for furnishing and maintenance compared to larger or more intricately designed properties.

Pricing and Market Context

Current pricing for units at this development reflects the broader valuation of 2-bedroom HDB flats in the Mattar locality, with asking prices commencing from around S$350,000. This price point positions the development competitively within the entry-to-mid tier of the HDB resale market, accessible to first-time buyers utilising HDB loan schemes and upgraders trading up from smaller units. The price-per-square-foot metric aligns with comparable properties in the immediate vicinity, suggesting realistic market pricing rather than speculative valuations.

For investment-minded purchasers, the entry price point at this development is sufficiently moderate to permit acquisition without excessive leverage. Monthly rental yields typically range between 2% and 2.5% on gross annual rent, depending on specific unit configuration and tenant profile. Investors purchasing at current market rates should expect rental income sufficient to cover mortgage servicing and maintenance reserves, with modest positive cashflow feasible for those with adequate equity.

Financing and Purchase Considerations

Buyers securing units at this price level typically benefit from relaxed Debt-to-Service Ratio (TDSR) conditions, as the absolute loan quantum remains modest. A purchase at the S$350,000 level, with 80% HDB financing at current rates, translates to a monthly mortgage servicing cost of approximately S$1,300 to S$1,400. Most working professionals with stable employment will find themselves well within TDSR limits, with room for additional credit facilities if needed. First-time buyers benefit further from HDB's concessional lending rates and longer amortisation periods, enhancing affordability significantly.

Second-property purchasers must account for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens acquiring a second residential property. On a S$350,000 purchase, this equates to an additional S$70,000 in transfer costs, elevating total acquisition expenses materially. Investors and upgraders should factor this ABSD liability into their purchase calculus, as it represents a significant outlay that reduces effective equity and impacts internal rate of return on the investment.

Lease Tenure and Long-Term Value

As an HDB property, 87 Circuit Road units are held under a 99-year lease commencing from the date of construction, typically in the 1980s or 1990s depending on specific blocks. This lease tenure implies that remaining lease periods currently fall within the 30 to 40-year band, a duration that remains acceptable for most buyers and tenants. However, purchasers should acknowledge that as decades pass, diminishing lease tenure will increasingly constrain resale appeal and financial value. Properties approaching the 20-year-mark in remaining tenure tend to see pricing compression, as lenders tighten mortgage eligibility criteria and tenant pools narrow.

HDB has historically permitted lease extension for properties with less than 30 years remaining, though the process involves application and specific conditions. Buyers at 87 Circuit Road should be aware that whilst current lease length poses no immediate concern, proactive planning for renewal in future decades provides reassurance. The proximity to Mattar MRT and the established neighbourhood context should sustain demand even as lease duration gradually diminishes, though appreciation will inevitably plateau once lease decay becomes a tangible factor.

Transport Connectivity and Future Growth

The Downtown Line's presence at Mattar MRT represents a crucial structural advantage for this development. Completed in phases and now fully operational, the line provides express connectivity to central Singapore and key employment corridors. Successive Government Land Sales tenders and major urban development projects in the East region continue to reinforce the importance of DT Line stations as economic anchors. Properties within convenient walking distance of such stations have historically outperformed more isolated estates in terms of capital appreciation and tenant demand stability.

Future transport infrastructure in the broader region appears supportive of sustained property values. No major competing MRT extensions into adjacent areas are anticipated in the near term, suggesting that Mattar's relative locational advantage will persist. Planned residential developments in neighbouring precincts are unlikely to be large-scale enough to materially disrupt the current supply-demand equilibrium for mature HDB estates like 87 Circuit Road.

Suitability Across Buyer Segments

First-time homebuyers represent the natural constituency for 87 Circuit Road, as the development's affordability, transport connectivity, and established neighbourhood appeal strongly to this segment. Young couples and small families entering owner-occupation for the first time benefit from straightforward HDB financing, modest maintenance costs, and the certainty of a fully built-out estate. The psychological comfort of purchasing in a known, stable neighbourhood rather than a new development precinct appeals particularly to conservative first-time buyers.

Upgraders stepping up from 1-bedroom units or studio apartments find the 2-bedroom configuration a tangible improvement in living standards without excessive cost escalation. For this segment, the established amenity ecosystem and proven community stability matter significantly. Many upgraders value the ability to move within the same general locale, maintaining existing school enrollments, workplace proximity, and social networks.

Investors seeking moderate-sized assets with straightforward management and consistent tenant demand perceive 87 Circuit Road as a reliable vehicle. The price point permits conservative leverage whilst retaining positive gross yields. Institutional investor pools and overseas purchasers are excluded from HDB acquisition, so investment demand derives primarily from individual Singaporean purchasers and permanent residents.

High-net-worth individuals typically view such developments as unsuitable for personal occupation, though institutional investors occasionally acquire HDB properties for portfolio diversification. The modest unit price and rental yield threshold do not justify the administrative overhead required by large capital managers, explaining why HDB assets predominantly remain owner-occupied or held by individual investor-landlords.

Market Comparables and Competitive Context

Nearby HDB estates in the Mattar and Potong Pasir vicinity feature comparable 2-bedroom units priced within a S$10,000 to S$20,000 range of 87 Circuit Road's quoted prices. These minor variations typically reflect specific block age, unit floor level, orientation, or remaining common property maintenance liabilities. Purchasers benefit from genuine choice when multiple estates in the immediate locality remain active in the resale market, keeping pricing competitive and preventing any single development from commanding persistent premium valuations.

Private housing in the East region occupies a substantially higher price bracket, with 2-bedroom executive condominiums commencing at approximately S$550,000 to S$650,000 in nearby locations. This differential highlights the significant affordability advantage afforded by HDB ownership, a factor that sustains demand from mainstream Singapore households. The HDB and private property segments operate within different financing frameworks and target distinct buyer cohorts, limiting direct competition.

Investment Yield Analysis and Rental Market Dynamics

Prospective owner-investors at 87 Circuit Road should anticipate monthly rents falling within the S$2,000 to S$2,500 band for typical 2-bedroom units, depending on specific floor level, unit orientation, and any upgrading by the owner. These rental rates reflect prevailing market conditions for HDB 2-bedroom units in established East-side estates. Gross annual yields of 2% to 2.5% are achievable, placing such investments at the lower end of Singapore's property investment return spectrum but compensated by capital stability and low vacancy risk.

Tenant demand for HDB units in this locality remains robust due to the combination of transport accessibility, mature amenities, and affordable rental rates compared to private housing alternatives. Working professionals, young families, and expatriates on local packages represent typical tenant profiles. Turnover is generally moderate, suggesting reliable long-term rental income once a tenant is secured. Managing agents and self-management both remain viable approaches, with relatively uncomplicated tax documentation and routine maintenance requirements typical of HDB stock.

Acquisition Timeline and Process

Purchase transactions at 87 Circuit Road proceed through standard HDB resale channels, with buyer and seller engaging the HDB in formal documentation and fund transfer protocols. The typical transaction timeline spans approximately 8 to 12 weeks from offer acceptance to key collection, dependent on financing approval, legal conveyancing, and HDB processing queues. First-time buyers may access HDB housing grants of up to S$80,000 depending on household income, potentially reducing effective cash outlay materially.

Prospective buyers are strongly advised to conduct thorough due diligence on any specific unit, including sightings of the property, review of HDB repair accounts, and verification of all outstanding charges. The HDB provides transparent resale flat information reports detailing lease tenure, unit size, and common property liabilities, enabling informed decision-making prior to formal commitment.

Frequently Asked Questions

What gross rental yield can I expect if I purchase a unit at 87 Circuit Road as an investment property?

Typical 2-bedroom units at 87 Circuit Road command monthly rents of S$2,000 to S$2,500, translating to gross annual yields of approximately 2% to 2.5% based on current asking prices near S$350,000. This yield range reflects the relatively moderate entry price point and established neighbourhood context, which attracts working professionals and young families seeking affordable HDB rental options. Actual yields vary depending on specific unit configuration, floor level, and any owner-funded upgrading; units on higher floors or with superior orientation typically command marginally higher rents. Investors should account for annual HDB conservancy charges and potential maintenance reserves when calculating net returns, as these costs reduce take-home rental income. The yield profile positions HDB investments as capital-stable, low-volatility vehicles rather than high-cashflow income plays, appealing primarily to long-term buy-and-hold investors prioritising stability over absolute return rates.

How does the price per square foot at 87 Circuit Road compare to recent transactions in the Mattar area?

At approximately S$540 to S$570 per square foot for typical 2-bedroom units priced around S$350,000, 87 Circuit Road aligns closely with recent resale market transactions for comparable HDB units in the immediate Mattar and Potong Pasir precincts. Price-per-foot metrics across the broader East-side HDB stock typically range from S$520 to S$600 depending on block age, amenity proximity, and remaining lease duration, placing this development squarely within that band. Minor variations of S$20 to S$50 per square foot between adjacent estates reflect normal market dispersion based on specific block characteristics, common property status, and transactional timing. Buyers comparing 87 Circuit Road to competing estates should verify that quoted prices remain recent and unsold stock, as any price quotations substantially outside the S$520 to S$600 range may indicate either exceptional features or stale listings. The uniformity of pricing across this locality reflects efficient market pricing where multiple competing supply sources prevent any single development from commanding persistent premiums.

What is the Additional Buyer's Stamp Duty (ABSD) liability for a Singapore Citizen purchasing a second property at 87 Circuit Road?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price. For a unit purchased at S$350,000, this equates to S$70,000 in ABSD liability payable upon completion of the sale. This duty represents a substantial acquisition cost beyond the standard Buyer's Stamp Duty and conveyancing fees, effectively raising total purchase outlay by approximately 20% beyond the advertised unit price. Upgraders trading in an existing residential property and investors adding to their portfolio must factor this liability into their financial planning and cashflow projections. Second-property purchasers should model the ABSD impact on their internal rate of return and overall portfolio structure before committing to acquisition, as the duty materially affects the timing and quantum of capital deployment required.

What lease decay risk does 87 Circuit Road present, and how will diminishing lease duration affect resale value?

87 Circuit Road units are held under a 99-year lease structure typical of HDB properties, with most blocks dating to the 1980s or 1990s era, implying current remaining lease periods of approximately 30 to 40 years. This lease duration remains acceptable for most buyers and lenders at present, though it will gradually diminish over subsequent decades as leases mature. Properties approaching 20 years remaining lease tenure begin experiencing pricing compression, as mortgage lenders tighten eligibility criteria and tenant pools narrow, particularly for buy-to-let investors. HDB offers lease extension mechanisms for properties with less than 30 years remaining, though the process involves formal application and may incur costs; proactive planning for such extension in future decades provides reassurance to current buyers. Long-term owners should acknowledge that capital appreciation will inevitably plateau once lease decay becomes a tangible factor, with the most significant downside risk materialising 50-60 years forward when remaining lease reaches 20-30 year thresholds.

How does proximity to Mattar MRT Station affect demand and capital appreciation potential for units at 87 Circuit Road?

The 10-minute walk to Mattar MRT Station on the Downtown Line represents a substantial locational advantage that underpins both immediate rental demand and long-term capital appreciation prospects. Express connectivity to central Singapore, employment corridors, and shopping districts via the DT Line ensures that professional tenants and owner-occupiers prioritise properties within walking distance of the station, creating structural demand support. Historically, HDB estates within 800 metres of operational MRT stations have outperformed more isolated neighbourhoods by 15-25% over 5-10 year periods, reflecting the premium that Singapore's transport-dependent economy places on accessibility. The Downtown Line's presence also reduces vehicle dependency for residents, a lifestyle factor that increasingly influences buyer preferences and rental appeal. Future transport infrastructure development in the East region appears unlikely to introduce competing MRT access to adjacent neighbourhoods, suggesting Mattar's relative advantage will persist and potentially strengthen as surrounding precincts urbanise without similar connectivity benefits.

Is 87 Circuit Road suitable for first-time homebuyers, upgraders, or investors, and what are the key differentiators for each segment?

First-time homebuyers represent the natural constituency for 87 Circuit Road, benefiting from straightforward HDB financing with concessional rates, modest unit prices facilitating conservative leverage, and the psychological comfort of purchasing in an established, stable neighbourhood rather than a new development precinct. Access to HDB housing grants of up to S$80,000 further enhances affordability for this segment. Upgraders stepping from 1-bedroom units find the 2-bedroom configuration a tangible improvement in living standards without cost escalation that would necessitate materially higher leverage; many upgraders also value remaining within the same locale to maintain existing social and professional networks. Investors view 87 Circuit Road as a reliable moderate-sized asset with consistent tenant demand, straightforward management, and conservative valuation metrics supporting predictable returns; the modest price point permits acquisition without excessive leverage, though absolute rental yields of 2-2.5% position this as a capital-stable rather than income-focused investment. High-net-worth individuals typically consider such developments unsuitable for personal occupation and do not pursue acquisition for portfolio purposes.

What Debt-to-Service Ratio (TDSR) headroom exists for typical purchasers at this price point, and how much financing capacity remains for additional credit?

A purchaser acquiring a unit at the S$350,000 price level with standard 80% HDB financing faces a monthly mortgage servicing cost of approximately S$1,300 to S$1,400 depending on prevailing interest rates and loan tenor. Most working professionals with stable employment remain well below the 60% TDSR threshold even after accounting for mortgage payments, existing commitments such as car loans, and personal lines of credit. This indicates that purchasers at 87 Circuit Road typically retain significant additional borrowing capacity for vehicle financing, educational loans, or other capital needs without breaching regulatory TDSR limits. First-time buyers benefit further from relaxed HDB financing terms including longer amortisation periods and concessional rates, further reducing monthly servicing costs and maximising TDSR headroom. The modest absolute loan quantum at this price point contrasts sharply with private property purchases, where TDSR constraints become material considerations for typical buyers.

How do competing HDB developments in the immediate vicinity price relative to 87 Circuit Road, and are better value alternatives available?

Neighbouring HDB estates in the Mattar, Potong Pasir, and surrounding precincts feature comparable 2-bedroom units priced within a S$10,000 to S$20,000 range of 87 Circuit Road's quoted prices, reflecting minor variations in block age, floor level, orientation, and common property status rather than fundamental value differences. These price variations typically fall within normal market dispersion expected across multiple supply sources in a single locality; genuine bargains substantially below prevailing market rates are rare and often reflect individual unit defects rather than pricing inefficiencies. Purchasers benefit from genuine choice when multiple estates remain active in the resale market, as competing supply prevents any single development from commanding persistent premiums. Systematic comparison of price-per-square-foot across competing developments, adjusted for differences in lease tenure and block age, typically reveals that 87 Circuit Road sits at fair market value rather than offering exceptional value or representing a cautionary overpricing. Immediate neighbour estates within 500-800 metres are the appropriate peer group for valuation comparison; more distant estates in other MRT zones command substantially different valuations driven by distinct connectivity profiles.

Which unit stacks or floor levels at 87 Circuit Road offer optimal value balancing affordability with desirability?

Lower-floor units (typically floors 1-5) at 87 Circuit Road command approximately 3-5% price discounts relative to mid-range floors, reflecting buyer preferences for natural light and reduced traffic noise, and this discount may represent genuine value for price-sensitive buyers who do not prioritise these amenities. Mid-range floors (floors 5-15) typically command full market pricing and represent the mainstream buyer consensus regarding value; these units balance acceptable light and ventilation with convenient stair or lift access and avoid potential humidity or dampness concerns sometimes associated with ground floors. Higher floors (typically above 15) command premiums of 5-8% reflecting superior views, ventilation, and perceived privacy, though this premium may not justify the price increment for budget-constrained first-time buyers or investors prioritising yield over amenity. Corner units or those with exceptional orientation command modest premiums of 3-4% due to enhanced light and reduced noise exposure; mid-block units on quiet facades represent underappreciated value where buyers indifferent to view premium can capture savings. Strategic buyers often identify lower-floor units on quieter facades as sweet spots balancing affordability with acceptable living conditions.

What is the future supply pipeline for HDB stock in the East region, and might this affect long-term values at 87 Circuit Road?

The East region has experienced relatively stable HDB supply in recent years, with Government Land Sales tenders for new HDB projects concentrated in growth zones such as Punggol and Sengkang rather than the established Mattar precinct. No major new HDB supply is anticipated immediately adjacent to 87 Circuit Road, suggesting that competing resale stock from nearby precincts will continue to constitute the primary competitive supply. Broader HDB policy emphasizing renovation and upgrading of mature estates in established zones, rather than large-scale new construction, supports the long-term preservation of existing developments like 87 Circuit Road within the urban fabric. The East Coast Integrated Development is pursuing mixed-use revitalisation across portions of the region, though such initiatives typically complement rather than displace existing HDB estates. Demographic trends favouring urbanisation and MRT-proximate living continue to support demand for established HDB stock in localities offering proven connectivity and amenity infrastructure. Long-term value preservation for 87 Circuit Road appears anchored to continued demand for affordable MRT-accessible owner-occupation and rental housing, factors unlikely to diminish materially given structural economic and demographic trends in Singapore.

Hdb Flat At Circuit Road — From S$350K