MacPherson's 4-room record hits $1.1M, and it's a mid-floor unit

A 4-room flat at Block 82B Circuit Road in MacPherson sold for $1.1 million, a new high for the estate, HDB resale records show. The twist: it sits on the 7th to 9th storey band, well below the 16th to 18th floors that set the old record.

MacPherson has a new price ceiling for 4-room flats. A 93 sqm unit (about 1,001 sqft) at Block 82B Circuit Road changed hands for $1,100,000, according to HDB resale transactions registered in July 2026. That works out to roughly $1,099 psf, and it edges past the previous record of $1,088,000, set in July 2025 by a same-sized unit at the neighbouring Block 82A.

One note on naming before the numbers. In HDB’s resale data, Circuit Road is filed under the town of “Geylang”, so you may see this deal reported elsewhere as a Geylang record. On the ground, this pocket is MacPherson: the estate around MacPherson and Mattar MRT, a separate neighbourhood from the Geylang most people picture. Every transaction in this story sits in MacPherson, and the town-level figures below cover the whole Geylang HDB town that MacPherson belongs to.

Both record blocks belong to MacPherson Spring, a 750-unit Build-To-Order project completed in 2019 whose 99-year lease runs from 2020. In other words, the flat that just set the record still has about 92 to 93 years on the clock, close to a fresh lease by resale standards.

One cluster owns every top price in the town

The record is not a one-off. Based on HDB transaction data since 2017, the five highest 4-room resale prices in the entire Geylang HDB town all come from MacPherson Spring blocks along Circuit Road, packed inside a narrow band from $1,083,500 to $1,100,000.

The top five 4-room resale prices in the town since 2017, every one at MacPherson Spring. Source: HDB resale transactions (data.gov.sg).

What stands out in that list is the floor mix. The old record sat on the 16th to 18th storeys. The new one sits nine floors lower, and sales on the 10th to 12th storeys have cleared $1.08 million repeatedly over the past year. Within this cluster, storey height is clearly not the main driver of price. A near-fresh lease, newer build quality and a contained pool of identical 93 to 96 sqm floor plates appear to matter more.

MacPherson Spring vs the rest of the town

Zoom out and the record looks even more striking. Across the 244 4-room resales registered town-wide from July 2025 to June 2026, the median price was $700,000. The new record is $400,000, or 57%, above that.

The new record against the town’s 12-month median for 4-room flats. Source: HDB resale transactions (data.gov.sg).

That gap is the real story. Most of the town’s resale stock is far older, with shorter leases and very different pricing. The result is a two-tier 4-room market: young-lease flats at MacPherson Spring priced like a city-fringe premium product, and everything else priced a few hundred thousand dollars lower. Even within MacPherson Spring the spread is wide; a low-floor unit at the same Block 82B went for $828,000 in June 2026.

The momentum has not been limited to 4-room units either. A 68 sqm 3-room flat at Block 82A was registered at $872,000 in May 2026, among the highest 3-room prices the town has seen.

What this means for you

• If you are buying a young resale flat in a city-fringe estate, benchmark against similar-age flats, not the town median. The $700,000 town median tells you almost nothing about what a 2019-completion flat near MacPherson and Mattar MRT will cost.
• If you own a flat in a young BTO cluster in a mature or fringe town, your closest comparables are your own neighbours. Price ceilings in these clusters have been moving in $10,000 to $20,000 steps over the past year.
• Floor level matters less than you might think where every competing unit shares the same layout and lease. Do not assume a mid-floor unit must sell at a big discount to a high-floor record, or vice versa.
• Budget realistically: at these prices, a 4-room HDB flat carries a monthly repayment in the same territory as some older or smaller private options. Compare total housing cost, not just the headline price.