40 Circuit Road - 2 Units for Sale

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40 Circuit Road – PropertyGuru Market Pulse Insights

Recent search patterns suggest the development retains a visible place in area-level property browsing, drawing on 30 days of PropertyGuru search activity within the Macpherson / Potong Pasir market. This project remains part of the local consideration set for property seekers looking for established residential options in this specific neighborhood.

Popular preferences: Tennis Court, Balcony, Gym

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 370K
  • Avg PSF: S$ 604 psf (64.09% lower compared to Macpherson / Potong Pasir average of S$ 1,681 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for those reviewing this development. With only two units currently available, the limited inventory suggests a tightly held supply that may appeal to value-oriented buyers. The property represents a significant discount relative to the broader district average, positioning it as a highly competitive entry point into the area. This pricing advantage combined with specific lifestyle amenities is likely to support steady interest from practical-minded property seekers.

Location & Lifestyle Highlights — 40 Circuit Road

420m (5 mins) to MATTAR MRT STATION — Direct access to the Downtown Line makes commuting to the city center and east-side business hubs incredibly fast and efficient.

40 Circuit Road offers a modern and efficient living experience designed for those who value a streamlined urban lifestyle in a well-connected neighborhood. This location perfectly balances practical daily needs with quick transit links, making it a standout choice for busy professionals and savvy investors.

Nearby hotspots:

MRT Stations:

• MACPHERSON MRT STATION (999m, 11-12 mins) — Convenient interchange station connecting you to both the Circle Line and Downtown Line for travel across Singapore.
• TAI SENG MRT STATION (1364m, 16-17 mins) — Easy access to the Paya Lebar industrial and retail hub for work or weekend shopping.

Bus Stops (31 within 1 km):

• BLK 79 FC (213m, 2-3 mins) — Very close stop providing immediate bus connections for short local trips around the estate.
• BLK 77 (266m, 3-4 mins) — Handy transport option for residents looking for a quick ride to nearby amenities.

Education & Early Learning:

• CANOSSA CONVENT PRIMARY SCHOOL (581m, 6-7 mins) — Reputable primary education located within a short walk, ideal for families with young children.
• PCF SPARKLETOTS PRESCHOOL @ MACPHERSON BLK 31 (KN) (494m, 5-6 mins) — Reliable early childhood care and education situated conveniently close to home.
• E-BRIDGE PRE-SCHOOL PTE. LTD. (758m, 9-10 mins) — Quality preschool option offering modern learning environments for growing families.

Healthcare & Wellness:

• MACPHERSON MEDICAL CLINIC (268m, 3-4 mins) — Immediate access to general medical services for all your family’s healthcare needs.
• CHIN CHOO CLINIC (401m, 4-5 mins) — Nearby healthcare facility providing essential medical consultations and peace of mind.
• LIFECARE MEDICAL CENTRE (469m, 5-6 mins) — Accessible medical center ensuring professional care is always within a short walking distance.

Shopping & Retail:

• FAIRPRICE (340m, 4-5 mins) — Quick walk for your daily groceries and household essentials at this well-stocked supermarket.
• SHENG SIONG (650m, 7-8 mins) — Great alternative for fresh produce and affordable grocery shopping nearby.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - CIRCUIT ROAD (305m, 3-4 mins) — Conveniently located for picking up fresh ingredients or quick meals on the way home.
• FISHBALL STORY (363m, 4-5 mins) — Popular local dining spot perfect for a quick and delicious meal just minutes away.
• 7 STARS COFFEE SHOP (610m, 7-8 mins) — Traditional coffee shop setting offering a variety of local food options for a casual lunch or dinner.

Convenience Stores:

• LI FENG YUAN MINIMART (226m, 2-3 mins) — Nearest spot for grabbing quick snacks or small household items at any time.
• 7-ELEVEN (453m, 5-6 mins) — Reliable 24-hour convenience store for late-night needs or quick refreshments.

Highly attractive for: Young Professionals, Property Investors, Young Couples, Business Owners

Market & Rental Insights

40 Circuit Road demonstrates a profile of capital appreciation and high rental efficiency, making it a notable project for yield-focused investors.

• PSF Appreciation: S$514 → S$538 over recent years (+4.67%) from 2023 - 2026.
• Expected Rental Yield: At 7.76%, this reflects a strong return for investors.
• Transactions: 4 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 7.76% and steady PSF growth, 40 Circuit Road offers a compelling investment case despite limited transaction volume.

Published date: July 1, 2026