A 4-room HDB flat at Block 82A Circuit Highway, modified fingers for S$1,088,000. That sale set a brand new all-time excessive (ATH) resale worth for the city, and a brand new benchmark for a 4-room unit within the space.
Whereas million-dollar flats are now not a novelty in Singapore, what makes this deal outstanding is the place and what the unit is. It’s not in Queenstown or Toa Payoh, the same old suspects within the million-dollar membership. It’s in MacPherson, an space as soon as identified for its working-class housing, and which is now turn into a crowd. So, let’s dig deep, we could?
Desk of Contents
- Block 82A, Circuit Highway: An introduction
- Location and facilities
- So, why this 4-room HDB unit?
- Just lately MOP-ed flats within the million-dollar bracket
- The making of MacPherson: From working-class roots to million-dollar resales
- Wanting forward
Block 82A, Circuit Highway: An introduction
A part of the MacPherson Spring BTO undertaking launched in 2015, Block 82A was accomplished in 2019 and commenced its lease in 2020. This leaves about 95 years on the 99-year lease.
The block stands 19 storeys tall and homes roughly 300 models, comprising 3- and 4-room flats. Its fashionable corridors, lifts, and customary areas replicate the brand new technology of HDB design requirements, providing a big step up from older housing fashions.
What units newer blocks like 82A aside is their alignment with HDB’s housing philosophy centred on liveability, group, and sustainability. The MacPherson Spring precinct additionally incorporates eco-friendly planning, and helps a self-contained neighbourhood idea, with shut entry to groceries, meals centres, childcare, clinics, and bus routes.
Location and facilities
One of many greatest attracts of Block 82A is its unbeatable connectivity. The block is a 5-minute stroll from MacPherson MRT, which conveniently sits on each the Circle and Downtown strains. If it’s essential to change strains, Paya Lebar MRT is a few kilometre away.
Getting round is simple whether or not you’re taking public transport or driving. The PIE (Pan Island Expressway) and KPE (Kallang–Paya Lebar Expressway) are each close by, and a number of bus providers run alongside Circuit Highway.
Each day necessities are properly inside attain. Residents can discover Sheng Siong grocery store simply down the street, with bigger chains like Big close by. In relation to meals, Circuit Highway Market & Meals Centre is an area favorite, serving all the things from laksa to handmade banmian. And if one is within the temper for heritage fare, Geylang Serai Market is a fast bus trip away.
Preschools and childcare centres, equivalent to My First Skool at Circuit Highway and Sparkletots Preschool, are additionally dotted all through the property. Different close by schooling choices embody:
- Canossa Catholic Major Faculty – 300 m
- MacPherson Major Faculty – 700 m
- MacPherson Secondary Faculty – 500 m
- Geylang Methodist Faculty (Secondary) – 1.4 km
Nature lovers and health lovers aren’t not noted both. MacPherson Linear Park affords a peaceable inexperienced escape proper in the midst of the property, whereas group hubs just like the MacPherson Neighborhood Membership and Geylang Serai CC host common actions and courses.
So, why this 4-room HDB unit?
This 4-room flat spans ~1,001 sqft and is situated on a excessive ground (sixteenth–18th storey), and everyone knows that high-floor models normally fetch greater costs! Plus, it had simply met its Minimal Occupation Interval (MOP), making it eligible for instant occupancy.
Different causes for the unit fetching a excessive worth embody its Mannequin A structure, ample dimension, high-floor place, and almost 95 years left on its lease. No shock, then, that it set a town-level all-time excessive.
Just lately MOP-ed flats within the million-dollar bracket
The unit at Block 82A is the most recent in a spate of lately MOP-ed flats which have reached the million-dollar bracket. Current resale market information reveals a surge in million-dollar transactions involving flats which have solely simply fulfilled their MOP; particularly these in mature, well-connected cities. For instance, Alkaff Vista in Bidadari reached MOP in 2024 and noticed a 5-room unit bought for S$1.2 million (~S$986 psf) shortly after.
Equally, in Kallang/Whampoa, 156 million-dollar flats had been bought in 2024, out of which 43% had been from St. George’s Towers. This improvement had simply exited MOP, setting a brand new benchmark for the property.
Moreover, analysis confirmed that in Q1 2025, 57 million-dollar flat transactions concerned models that had simply reached their five-year MOP, many in mature places like Circuit Highway and Dawson.
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The making of MacPherson: From working-class roots to million-dollar resales
Lengthy earlier than its first million-dollar flat, MacPherson was one in every of Singapore’s earliest public housing estates. Within the Sixties, it noticed the development of compact, low-rise rental flats alongside Merpati and Circuit Highway; principally 1- or 2-room walk-ups constructed for working-class households close to industrial zones and the previous Paya Lebar Airport.
By the Nineteen Eighties and Nineteen Nineties, the property had matured however was visibly ageing. The primary main renewal got here in 2012 with the launch of MacPherson Residency (637 models), adopted by MacPherson Spring in 2015.
Between 2016 and 2019, the property was upgraded below the Neighbourhood Renewal Programme (NRP), with new linkways, group areas, and improved raise entry. URA’s 2014 and 2019 Grasp Plans additional positioned MacPherson throughout the “Historic East” identification hall, layering in park connectors, heritage zones, and improved connectivity.
Wanting on the graph above, we will see how 4-room models in MacPherson have appreciated greater than the bigger Geylang space within the final 5 years. In actual fact, the blocks on Circuit Highway have incessantly featured within the million-dollar bracket. Under is an inventory of prime 10 million-dollar resales in Circuit Highway since 2024:
| Deal with | Block | Flooring | Measurement (sqft) | Value | Value (psf) | Bedrooms |
|---|---|---|---|---|---|---|
| 82A Circuit Highway | 82A | 16–18 | 1,001 | S$1.088M | S$1,086.0 | 2 |
| 83A Circuit Highway | 83A | 19–21 | 1,033 | S$1.083M | S$1,048.0 | 3 |
| 82A Circuit Highway | 82A | 13–15 | 1,001 | S$1.08M | S$1,078.0 | 2 |
| 82B Circuit Highway | 82B | 13–15 | 1,001 | S$1.08M | S$1,078.0 | 2 |
| 82A Circuit Highway | 82A | 13–15 | 1,001 | S$1.075M | S$1,073.0 | 2 |
| 83B Circuit Highway | 83B | 16–18 | 1,033 | S$1.075M | S$1,040.0 | 3 |
| 82B Circuit Highway | 82B | 16–18 | 1,001 | S$1.07M | S$1,068.0 | 2 |
| 82A Circuit Highway | 82A | 16–18 | 1,001 | S$1.07M | S$1,068.0 | 2 |
| 82B Circuit Highway | 82B | 16–18 | 1,001 | S$1.058M | S$1,056.0 | 2 |
| 82A Circuit Highway | 82A | 13–15 | 1,001 | S$1.05M | S$1,048.0 | 2 |
Wanting forward
We will anticipate to see some extra large hits popping out of MacPherson/Geylang earlier than the yr is out. MacPherson Spring stays the one main undertaking that reached MOP lately, and no new 4-room BTOs are scheduled to finish till at the very least 2026. That restricts competitors and will increase demand for current models.
The realm can be benefiting from what city planners name “adjacency raise.” The proximity to creating industrial and life-style clusters like Paya Lebar Quarter, MacPherson, and Bidadari has a ripple impact on actual property worth.
The better Geylang space can be repositioning itself fairly extensively. From a fringe district with a murky repute to a sought-after different for patrons searching for worth, comfort, and long-term development potential. And for sellers sitting on newly MOP-ed flats in well-connected clusters like MacPherson, the window of alternative is large open!
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