A 4-room HDB flat at Block 82A Circuit Road, changed hands for S$1,088,000. That sale set a new all-time high (ATH) resale price for the town, and a new benchmark for a 4-room unit in the area.
While million-dollar flats are no longer a novelty in Singapore, what makes this deal remarkable is where and what the unit is. It’s not in Queenstown or Toa Payoh, the usual suspects in the million-dollar club. It’s in MacPherson, an area once known for its working-class housing, and which is now become a crowd. So, let’s dig deep, shall we?
Table of Contents
- Block 82A, Circuit Road: An introduction
- Location and amenities
- So, why this 4-room HDB unit?
- Recently MOP-ed flats in the million-dollar bracket
- The making of MacPherson: From working-class roots to million-dollar resales
- Looking ahead
Block 82A, Circuit Road: An introduction
Part of the MacPherson Spring BTO project launched in 2015, Block 82A was completed 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 houses approximately 300 units, comprising 3- and 4-room flats. Its modern corridors, lifts, and common areas reflect the new generation of HDB design standards, offering a significant step up from older housing models.
What sets newer blocks like 82A apart is their alignment with HDB’s housing philosophy centred on liveability, community, and sustainability. The MacPherson Spring precinct also incorporates eco-friendly planning, and supports a self-contained neighbourhood concept, with close access to groceries, food centres, childcare, clinics, and bus routes.
Location and amenities
One of the biggest draws of Block 82A is its unbeatable connectivity. The block is a 5-minute walk from MacPherson MRT, which conveniently sits on both the Circle and Downtown lines. If you need to switch lines, Paya Lebar MRT is about a kilometre away.
Getting around is easy whether you’re taking public transport or driving. The PIE (Pan Island Expressway) and KPE (Kallang–Paya Lebar Expressway) are both nearby, and multiple bus services run along Circuit Road.
Daily essentials are well within reach. Residents can find Sheng Siong supermarket just down the road, with larger chains like Giant nearby. When it comes to food, Circuit Road Market & Food Centre is a local favourite, serving everything from laksa to handmade banmian. And if one is in the mood for heritage fare, Geylang Serai Market is a quick bus ride away.
Preschools and childcare centres, such as My First Skool at Circuit Road and Sparkletots Preschool, are also dotted throughout the estate. Other nearby education options include:
- Canossa Catholic Primary School – 300 m
- MacPherson Primary School – 700 m
- MacPherson Secondary School – 500 m
- Geylang Methodist School (Secondary) – 1.4 km
Nature lovers and fitness enthusiasts aren’t left out either. MacPherson Linear Park offers a peaceful green escape right in the middle of the estate, while community hubs like the MacPherson Community Club and Geylang Serai CC host regular activities and classes.
So, why this 4-room HDB unit?
This 4-room flat spans ~1,001 sqft and is located on a high floor (16th–18th storey), and we all know that high-floor units usually fetch higher prices! Plus, it had just met its Minimum Occupation Period (MOP), making it eligible for immediate occupancy.
Other reasons for the unit fetching a high price include its Model A layout, ample size, high-floor position, and nearly 95 years left on its lease. No surprise, then, that it set a town-level all-time high.
Recently MOP-ed flats in the million-dollar bracket
The unit at Block 82A is the latest in a spate of recently MOP-ed flats that have reached the million-dollar bracket. Recent resale market data shows a surge in million-dollar transactions involving flats that have only just fulfilled their MOP; especially those in mature, well-connected towns. For example, Alkaff Vista in Bidadari reached MOP in 2024 and saw a 5-room unit sold for S$1.2 million (~S$986 psf) shortly after.
Similarly, in Kallang/Whampoa, 156 million-dollar flats were sold in 2024, out of which 43% were from St. George’s Towers. This development had just exited MOP, setting a new benchmark for the estate.
Furthermore, research showed that in Q1 2025, 57 million-dollar flat transactions involved units that had just reached their five-year MOP, many in mature locations like Circuit Road and Dawson.
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The making of MacPherson: From working-class roots to million-dollar resales
Long before its first million-dollar flat, MacPherson was one of Singapore’s earliest public housing estates. In the 1960s, it saw the construction of compact, low-rise rental flats along Merpati and Circuit Road; mostly 1- or 2-room walk-ups built for working-class families near industrial zones and the old Paya Lebar Airport.
By the 1980s and 1990s, the estate had matured but was visibly ageing. The first major renewal came in 2012 with the launch of MacPherson Residency (637 units), followed by MacPherson Spring in 2015.
Between 2016 and 2019, the estate was upgraded under the Neighbourhood Renewal Programme (NRP), with new linkways, community spaces, and improved lift access. URA’s 2014 and 2019 Master Plans further positioned MacPherson within the “Historic East” identity corridor, layering in park connectors, heritage zones, and improved connectivity.
Looking at the graph above, we can see how 4-room units in MacPherson have appreciated more than the larger Geylang area in the last 5 years. In fact, the blocks on Circuit Road have frequently featured in the million-dollar bracket. Below is a list of top 10 million-dollar resales in Circuit Road since 2024:
| Address | Block | Floor | Size (sqft) | Price | Price (psf) | Bedrooms |
|---|---|---|---|---|---|---|
| 82A Circuit Road | 82A | 16–18 | 1,001 | S$1.088M | S$1,086.0 | 2 |
| 83A Circuit Road | 83A | 19–21 | 1,033 | S$1.083M | S$1,048.0 | 3 |
| 82A Circuit Road | 82A | 13–15 | 1,001 | S$1.08M | S$1,078.0 | 2 |
| 82B Circuit Road | 82B | 13–15 | 1,001 | S$1.08M | S$1,078.0 | 2 |
| 82A Circuit Road | 82A | 13–15 | 1,001 | S$1.075M | S$1,073.0 | 2 |
| 83B Circuit Road | 83B | 16–18 | 1,033 | S$1.075M | S$1,040.0 | 3 |
| 82B Circuit Road | 82B | 16–18 | 1,001 | S$1.07M | S$1,068.0 | 2 |
| 82A Circuit Road | 82A | 16–18 | 1,001 | S$1.07M | S$1,068.0 | 2 |
| 82B Circuit Road | 82B | 16–18 | 1,001 | S$1.058M | S$1,056.0 | 2 |
| 82A Circuit Road | 82A | 13–15 | 1,001 | S$1.05M | S$1,048.0 | 2 |
Looking ahead
We can expect to see some more big hits coming out of MacPherson/Geylang before the year is out. MacPherson Spring remains the only major project that reached MOP recently, and no new 4-room BTOs are scheduled to complete until at least 2026. That restricts competition and increases demand for existing units.
The area is also benefiting from what urban planners call “adjacency lift.” The proximity to developing commercial and lifestyle clusters like Paya Lebar Quarter, MacPherson, and Bidadari has a ripple effect on real estate value.
The greater Geylang area is also repositioning itself quite extensively. From a fringe district with a murky reputation to a sought-after alternative for buyers seeking value, convenience, and long-term growth potential. And for sellers sitting on newly MOP-ed flats in well-connected clusters like MacPherson, the window of opportunity is wide open!
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