# A 4-Room HDB Flat Just Set A New Geylang Price Record At $1.1M — Despite Being On A Lower Floor - **Source:** Stacked Homes - **Published:** 2026-07-18T13:33:17.000Z - **Author:** Timothy Tay - **Original:** https://stackedhomes.com/4-room-hdb-flat-set-a-new-geylang-price-record-at-1-1m/ - **Topics:** HDB & Public Housing, Transactions & Deals ## Featured rationale The lower-floor record signals strong demand for MacPherson Spring’s newer leases and suggests block identity and tenure may outweigh floor level in buyer pricing decisions. ## AI summary A seventh- to ninth-floor four-room flat at 82B Circuit Road sold for a Geylang record of $1.1 million, surpassing the previous high by $12,000. ## Original article A four-room flat at MacPherson Spring has set a record resale price for a four-room flat in Geylang. The 1,001 sq ft unit at 82B Circuit Road, between the seventh and ninth floors, changed hands for $1.1 million ($1,099 psf) when it was sold earlier this week. This edges past the previous town record for a resale four-room flat in Geylang by $12,000. Both record-setting flats are located in Macpherson Spring. That sale involved a unit at the neighbouring block 82A Circuit Road, a similarly sized 1,001 sq ft flat between the 16th and 18th floors, which was sold for $1.088 million ($1,087 psf) in July 2025. This is not the first time resale flats at Macpherson Spring have set record prices. In April, a three-room flat in that HDB development transacted for a record $872,000 ($1,191 psf). That sale was even more noteworthy because the buyer paid an additional cash-over-valuation (COV) of $52,000. But what makes the new four-room resale record notable is the floor on which it sits. The record-setting unit at 82B is on the seventh to ninth floors, well below the 16th to 18th floors of the previous record-holder at 82A. Usually we see units on higher floors command a price premium over lower-floor units. But in this case, the dynamic appears to have flipped. What Makes This Transaction Stand Out MacPherson Spring is a Build-To-Order (BTO) development that was included in the February 2015 BTO sales exercise. The 750-unit development was completed in 2019, making it a relatively new development when compared against other HDB projects in Geylang. With about 92 years left on its lease, the HDB flats there all sit comfortably clear of the lease-decay thresholds that tend to give buyers pause. The previous four-room resale record in Geylang was a unit at the neighbouring block 82A, and the flat is situated on the 16th to 18th floors. But the latest record-setting sale at 82B involved a flat that is nine floors lower, on the seventh to ninth floors. For the same $1,001 sq ft floor plate and a near-identical lease length, a lower-floor unit has now pushed through a higher price ceiling. Looking at the transaction history within 82B itself, the price progression in recent months is clear. A 1,001 sq ft unit on the 13th to 15th floors fetched $1,080,000 in June 2024, followed by a unit on the 16th to 18th floors went for $1,070,000 in June 2025. This culminated in November 2025 and again in June 2026, when two units on the 10th to 12th floor units each transacted at $1,080,000. This block has 234 units in total, with a mix of 72 three-room and 162 four-room flats across 19 storeys. The four-room units at 82B are all 1,001 sq ft, which means buyers are essentially comparing identical floor plates. The key differentiators come down to facing, floor, and timing. Other Top Sales in Block 82B Circuit Road Block | Street | Month | Storey | Size (sq ft) | Price 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 82B | CIRCUIT RD | 2024-06 | 13 TO 15 | 1,001 | $1,080,000 82B | CIRCUIT RD | 2026-06 | 10 TO 12 | 1,001 | $1,080,000 82B | CIRCUIT RD | 2025-06 | 16 TO 18 | 1,001 | $1,070,000 82B | CIRCUIT RD | 2025-11 | 10 TO 12 | 1,001 | $1,060,000 Recent Transactions in Geylang To put the record in context, here are the five highest four-room resale transactions in Geylang on record. Top 5 Highest Four-Room Transactions in Geylang Block | Street | Month | Storey | Size (sq ft) | Price 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 82A | CIRCUIT RD | 2025-07 | 16 TO 18 | 1,001 | $1,088,000 83A | CIRCUIT RD | 2025-09 | 10 TO 12 | 1,033 | $1,085,000 83B | CIRCUIT RD | 2026-01 | 10 TO 12 | 1,033 | $1,085,000 83A | CIRCUIT RD | 2025-06 | 19 TO 21 | 1,033 | $1,083,500 Based on these transactions, a pattern seems to emerge. All five of the highest four-room resale prices in Geylang have come from blocks along Circuit Road, specifically within the MacPherson Spring cluster. No other part of Geylang has come close to these price levels for four-room flats. We should also consider how high these flats are situated. The top five transactions span floors from the seventh to ninth up to the 19th to 21st, and prices are clustered tightly between $1.083 million and $1.1 million. The spread across this entire range is just $16,500, which suggests that how high a unit is is not the primary driver of price within this cluster. We think that lease length and block identity appear to matter more to buyers there. Most Recent Four-Room Transactions in Geylang (July 2026) Block | Street | Month | Storey | Size (sq ft) | Price 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 83B | CIRCUIT RD | 2026-07 | 16 TO 18 | 1,033 | $1,065,000 18D | CIRCUIT RD | 2026-07 | 10 TO 12 | 1,001 | $992,222 1 | PINE CL | 2026-07 | 04 TO 06 | 1,023 | $900,000 3A | GEYLANG SERAI | 2026-07 | 01 TO 03 | 1,001 | $850,000 The most recent transactions across Geylang for four-room flats illustrate just how much of a premium the MacPherson Spring blocks command within the town. The next highest transaction in July 2026 is the 83B Circuit Road unit at $1.065 million, also within the same cluster. After that, prices drop noticeably. A unit at 18D Circuit Road on the 10th to 12th floors fetched $992,222, and the gap widens further for units at Pine Close and Geylang Serai. The $1.1 million record is $382,500 higher than the 12-month median resale price of $717,500 for four-room flats in Geylang, based on 280 transactions lodged over that period. The full price range across those 280 transactions ranges from $451,888 to the new record of $1.1 million. That is a relatively wide price band, and it reflects the two-tier nature of the four-room resale market in this town. Why The Price Held Up We think that the most straightforward explanation for the record price is the lease. With about 92 years remaining at the time of sale, the unit at 82B Circuit Road effectively offers a near-fresh tenure in the context of the HDB resale market. For buyers taking a bank loan, a lease of this length removes the restrictions that shorter-lease flats can impose on maximum loan tenure and eligible buyer profiles. MacPherson Spring is also one of the newer HDB developments in Geylang, a town where most of the resale flats are much older. The newer build quality, the point-block or slab design, and the unit layouts typical of post-2015 BTO projects carry a meaningful appeal for buyers who want newer fittings and finishes without paying private property prices. Macpherson Spring has recorded several million-dollar and record-setting transactions in recent months. (Map: URA) The unit mix at the block is also relevant. With 162 four-room units in a 234-unit block, and all four-room units sharing the same 1,001 sq ft floor plate, the pool of directly comparable units is relatively contained. Fewer competing floor plans means that when a buyer and seller agree on a price, there is less ambiguity about what the unit is worth relative to its neighbours. The concentration of record-setting transactions along Circuit Road, spanning blocks 82A, 82B, 83A, and 83B, suggests that buyer demand for this specific cluster of newer BTO blocks within Geylang has been consistently strong for at least the past 12 to 18 months. Over that period, the price ceiling has moved upward from $1.080 million in mid-2024 to $1.1 million today, a gain of $20,000 in terms of the resale price ceiling in this part of Geylang. Across the wider Geylang resale market, resale activity is still heavily influenced by older flats with shorter leases and different locational attributes, with the 12-month median price sitting at $717,500 across 280 transactions. The flats at MacPherson Spring are apart from this resale group in almost every measurable way: newer lease, newer construction, and a demonstrated track record of buyer willingness to pay above the $1 million threshold. In order for the resale price to continue climbing there, we will have to see if other mid-floor or lower-floor units can also fetch a million-dollar price tag, or we might see buyer appetite begin to taper at this price point. ## Chinese translation > Translation model: grok_cli ### 一套四房式组屋以110万新元创下芽笼新纪录——尽管楼层较低 位于麦波申泉（MacPherson Spring）的82B Circuit Road一套四房式单位，于2026年7月以110万新元成交，创下芽笼新纪录，较此前最高价高出1.2万新元，尽管楼层更低。 麦波申泉（MacPherson Spring）的一套四房式单位，创下了芽笼四房式组屋转售价纪录。该套位于82B Circuit Road、楼层介于第七至第九层、面积1,001平方英尺的单位，于本周早些时候以110万新元（每平方英尺1,099新元）易手。 这一成交价较此前芽笼镇四房式转售组屋纪录高出1.2万新元。两套创纪录单位均位于Macpherson Spring。 此前纪录来自相邻的82A Circuit Road，同样是1,001平方英尺的单位，楼层介于第16至第18层，于2025年7月以108.8万新元（每平方英尺1,087新元）成交。 这并非麦波申泉转售组屋首次创下价格纪录。今年4月，该组屋项目内一套三房式单位以创纪录的87.2万新元（每平方英尺1,191新元）成交。该笔交易更引人注目之处在于，买方还支付了5.2万新元的估价外现金（COV）。 但这次新四房式转售纪录的特别之处在于其所在楼层。创纪录的82B单位位于第七至第九层，远低于此前纪录持有者82A的第16至第18层。通常我们会看到较高楼层单位较较低楼层单位享有价格溢价。但在这个案例中，这一动态似乎被逆转了。 这笔交易为何格外突出 麦波申泉是一个预购组屋（BTO）项目，被纳入2015年2月的BTO销售计划。该750个单位的项目于2019年竣工，与芽笼其他组屋项目相比，属于相对较新的发展项目。 其剩余租约约92年，那里的组屋都远高于往往让买家犹豫的租约衰减门槛。 此前芽笼四房式转售纪录是相邻82A座的单位，位于第16至第18层。但82B最新创纪录成交涉及的单位低了九层，位于第七至第九层。 在同样1,001平方英尺的平面，以及几乎相同的剩余租约长度下，一套较低楼层单位如今突破了更高的价格天花板。 查看82B本身的成交历史，近几个月的价格走势清晰可见。一套位于第13至第15层、面积1,001平方英尺的单位于2024年6月以1,080,000新元成交，随后一套位于第16至第18层的单位于2025年6月以1,070,000新元成交。这一走势在2025年11月以及2026年6月达到高潮，当时两套位于第10至第12层的单位分别以1,080,000新元成交。 该座共有234个单位，分布在19层，包括72个三房式和162个四房式。82B的四房式单位均为1,001平方英尺，这意味着买家本质上是在比较相同的平面。关键差异主要在于朝向、楼层和成交时机。 82B Circuit Road其他高价成交 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 82B | CIRCUIT RD | 2024-06 | 13 TO 15 | 1,001 | $1,080,000 82B | CIRCUIT RD | 2026-06 | 10 TO 12 | 1,001 | $1,080,000 82B | CIRCUIT RD | 2025-06 | 16 TO 18 | 1,001 | $1,070,000 82B | CIRCUIT RD | 2025-11 | 10 TO 12 | 1,001 | $1,060,000 芽笼近期成交 为把这一纪录放在语境中，以下是芽笼有记录以来五笔最高的四房式转售成交。 芽笼最高五笔四房式成交 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 82A | CIRCUIT RD | 2025-07 | 16 TO 18 | 1,001 | $1,088,000 83A | CIRCUIT RD | 2025-09 | 10 TO 12 | 1,033 | $1,085,000 83B | CIRCUIT RD | 2026-01 | 10 TO 12 | 1,033 | $1,085,000 83A | CIRCUIT RD | 2025-06 | 19 TO 21 | 1,033 | $1,083,500 根据这些成交，一个模式似乎浮现出来。芽笼所有五笔最高的四房式转售价都来自Circuit Road沿线的楼座，具体集中在麦波申泉这一组。芽笼其他地段的四房式单位价格远未接近这些水平。 我们也应考虑这些单位所在的楼层高度。前五笔成交的楼层从第七至第九层一直到第19至第21层，价格则紧密集中在108.3万至110万新元之间。 整个区间的价差仅为1.65万新元，这表明在这一集群内，楼层高低并不是价格的主要驱动因素。我们认为，租约长度和楼座身份对那里的买家似乎更重要。 芽笼最新四房式成交（2026年7月） 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 82B | CIRCUIT RD | 2026-07 | 07 TO 09 | 1,001 | $1,100,000 83B | CIRCUIT RD | 2026-07 | 16 TO 18 | 1,033 | $1,065,000 18D | CIRCUIT RD | 2026-07 | 10 TO 12 | 1,001 | $992,222 1 | PINE CL | 2026-07 | 04 TO 06 | 1,023 | $900,000 3A | GEYLANG SERAI | 2026-07 | 01 TO 03 | 1,001 | $850,000 芽笼近期四房式成交显示，麦波申泉楼座在该镇内享有多大溢价。2026年7月次高成交是83B Circuit Road单位，成交价106.5万新元，同样位于同一集群。之后价格明显下降。18D Circuit Road一套位于第10至第12层的单位成交价为992,222新元，而Pine Close和芽笼士乃（Geylang Serai）单位的差距进一步拉大。 这一110万新元纪录，比芽笼四房式12个月转售中位价717,500新元高出382,500新元，该中位价基于同期登记的280笔交易。这280笔交易的完整价格区间从451,888新元到新纪录110万新元。这是一个相对较宽的价格带，也反映了该镇四房式转售市场的双层结构。 价格为何站得住 我们认为，创纪录价格最直接的解释是租约。成交时剩余约92年，82B Circuit Road的这套单位在组屋转售市场语境下，实际上提供了接近全新的租期。 对申请银行贷款的买家而言，这样长度的租约消除了较短租约单位可能对最长贷款期限及合资格买家画像造成的限制。 麦波申泉也是芽笼较新的组屋项目之一，而该镇大多数转售组屋要老得多。较新的建筑质量、点式或板式设计，以及2015年后BTO项目典型的单位布局，对那些想要较新装修与配置、又不想支付私人住宅价格的买家具有实质吸引力。 麦波申泉近几个月录得多笔百万新元及创纪录成交。（地图：URA） 该座的单位组合也具有相关性。在234个单位的楼座中有162个四房式单位，且所有四房式共享相同的1,001平方英尺平面，可直接比较的单位池相对有限。相互竞争的平面更少，意味着当买卖双方就价格达成一致时，关于该单位相对邻近单位价值的模糊性也更少。 Circuit Road沿线创纪录成交的集中——横跨82A、82B、83A和83B——表明买家对芽笼内这批较新BTO楼座集群的需求，在过去至少12至18个月内持续强劲。在此期间，价格天花板从2024年年中的108万新元上升至今天的110万新元，就该区域转售价格天花板而言上涨了2万新元。 在更广泛的芽笼转售市场中，转售活动仍深受租约较短、区位属性不同的较旧组屋影响，12个月中位价在280笔交易中为717,500新元。 麦波申泉的单位几乎在每一个可衡量维度上都有别于这一转售群体：更新的租约、更新的建筑，以及买家愿意支付超过100万新元门槛的已证实纪录。 若要让那里的转售价格继续攀升，我们还得看其他中层或较低层单位能否同样拿到百万新元价签，否则买家在这一价位的兴趣或许会开始减弱。