How have HDB prices in Macpherson changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Macpherson changed by +3.3% a year, from $427 to $584.

Does remaining lease affect HDB prices in Macpherson?

In Macpherson, 4-room flats with 90-99 years of lease remaining resell at $987 per square foot against $549 for those with 50-59 years, a difference of +80%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Macpherson

$1,970median private resale per ft², 39 caveats (12 months)

Medium confidence95% CI $1,850–$2,040 per ft²n = 39 caveats

The median private resale price in Macpherson (Geylang, Central Region) is S$1,970 per square foot (S$21,200 per square metre), from 39 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.3% a year in cash terms, or +1.3% a year after inflation. HDB resale here runs S$578 per square foot from 273 resales, at a median 4-room price of S$961,000: a separate register, never combined with the private figures.

Private prices in Macpherson

Median price per ft²

$578

n = 273 resales

Median resale price

$358,888

median flat 679 ft²

Median lease remaining

45 yrs

of a 99-year lease

29 of 273 resales here crossed $1,000,000 in the last 12 months (10.6%).

How prices are spread in Macpherson

p20 $517
p80 $984
95% CI $556–$599

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $290,000 · 452 ft²	$619/ft²	n = 17
3-roommedian $333,000 · 646 ft²	$533/ft²	n = 157
4-roommedian $961,000 · 1,001 ft²	$958/ft²	n = 76
5-roommedian $825,000 · 1,302 ft²	$630/ft²	n = 21

Price by remaining lease, 4-room

Macpherson, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $541,500	$549/ft²	n = 44
70-79 yearsmedian $779,000	$680/ft²	n = 20
80-89 yearsmedian $992,222	$991/ft²	n = 17
90-99 yearsmedian $990,000	$987/ft²	n = 171

Across these bands the rate falls 44% from $987/ft² at 90-99 years to $549 at 50-59, on 4-room flats in Macpherson.

Price by floor, 4-room

Macpherson, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$652/ft²	n = 14
Floors 4 to 6	$725/ft²	n = 15
Floors 7 to 9	$979/ft²	n = 13
Floors 10 to 12	$1,010/ft²	n = 17
Floors 13 to 15	$997/ft²	n = 8
Floors 16 to 21	$1,020/ft²	n = 9

Buyers: Where does a price sit?

Ranked against 273 resales in Macpherson (12 months).

Resale price

Floor area in ft²

S$358,888 for 621 ft² is around the 51st percentile of the 273 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$578 per square foot, over 273 resales (12 months).

A market figure for that size in Macpherson, not a valuation of your flat.

Floor area in ft²

S$359,000

middle 60% of resales: S$321,000 to S$611,000 for that size · 273 resales, 12 months

Resales (last 12 months)

273 sales

Resales in Macpherson, last 12 months
	Address
Aug 2026	82b Circuit Rd	S$1,110,000	4-room	93 yrs	$1,110
Aug 2026	82b Circuit Rd	S$1,028,888	4-room	93 yrs	$1,030
Aug 2026	18b Circuit Rd	S$1,010,000	4-room	89 yrs	$1,010
Aug 2026	17a Circuit Rd	S$983,888	4-room	89 yrs	$985
Aug 2026	17b Circuit Rd	S$983,000	4-room	89 yrs	$985
Aug 2026	18c Circuit Rd	S$930,000	4-room	89 yrs	$929
Aug 2026	28 Balam Rd	S$850,000	4-room	70 yrs	$745
Aug 2026	124 Paya Lebar Way	S$780,000	5-room	53 yrs	$614
Aug 2026	18d Circuit Rd	S$780,000	3-room	89 yrs	$1,080
Aug 2026	63 Circuit Rd	S$342,000	3-room	40 yrs	$568
Aug 2026	40 Circuit Rd	S$340,000	3-room	43 yrs	$554
Aug 2026	40 Circuit Rd	S$320,000	3-room	44 yrs	$521
Aug 2026	57 Circuit Rd	S$318,000	3-room	42 yrs	$528
Aug 2026	20 Balam Rd	S$315,000	3-room	40 yrs	$485
Aug 2026	67 Circuit Rd	S$295,000	3-room	41 yrs	$465
Jul 2026	82b Circuit Rd	S$1,100,000	4-room	93 yrs	$1,100
Jul 2026	83b Circuit Rd	S$1,065,000	4-room	93 yrs	$1,030
Jul 2026	18a Circuit Rd	S$1,015,000	4-room	89 yrs	$1,010
Jul 2026	18d Circuit Rd	S$1,010,000	4-room	89 yrs	$1,010
Jul 2026	18d Circuit Rd	S$992,222	4-room	89 yrs	$994

Median price per ft²

$1,970

95% CI $1,850–$2,040 · n = 39 strata caveats (12 months)

Median price

$1,430,000

n = 39 resale caveats (12 months)

How private prices are spread in Macpherson

p20 $1,720
p80 $2,080
95% CI $1,850–$2,040

The tails of this distribution are not published here: a 5th or 95th percentile needs at least 50 caveats carrying a rate, and Macpherson has 39. The middle 60% and the interval above rest on those same 39 caveats.

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Apartmentmedian $1,400,000	$2,070/ft²	n = 23
Condominiummedian $1,779,444	$1,770/ft²	n = 16

Buyers: Where does a price sit?

Placed on the published percentiles for 39 caveats in Macpherson (12 months).

Price

Floor area in ft²

S$1,430,000 for 726 ft² is around the 50th percentile of the 39 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,970 per square foot, over 39 caveats (12 months).

A market figure for that size in Macpherson, not a valuation of your flat.

Floor area in ft²

S$1,430,000

middle 60% of caveats: S$1,250,000 to S$1,510,000 for that size · 39 caveats, 12 months

Private sales by project in Macpherson

1 development with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Macpherson, last 12 months
	Tenure				New sale S$/ft²	Details
The AntaresMattar Road	99 yrs lease commencing from 2018	23	$1,400,000	$2,070	no launch

Public (HDB) rents in Macpherson

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

4.6%

on 90 years of lease remaining

Median rent, 4-room

$3,700/mo

from 59 approved rentals (12 months)

Median resale price, 4-room

$961,000

from 76 resales (12 months)

Rent by flat type

Approved HDB rentals in Macpherson over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
2-room	$2,200/mo	too few resales
3-room	$2,800/mo	10.1%
4-room	$3,700/mo	4.6%
5-room	$3,800/mo	too few rentals

Private rents in Macpherson

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$4,000/mo

middle 50% $3,200–$4,400 · all sizes, 233 contracts (12 months)

Median resale price

$1,430,000

all sizes, 39 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Macpherson over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,000/mo	too few resales
50–60 m²	$3,550/mo	too few lettings and too few resales
60–70 m²	$4,201/mo	too few resales
70–80 m²	$3,800/mo	too few resales
80–90 m²	$4,000/mo	too few lettings and too few resales
100–110 m²	$4,800/mo	too few lettings and too few resales
120–130 m²	$4,875/mo	too few lettings and too few resales
130–140 m²	$5,800/mo	too few lettings and too few resales

227 of 233 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Macpherson over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,050/mo	n = 67
2 bedrooms	$4,000/mo	n = 97
3 bedrooms	$4,944/mo	n = 32

196 of 233 contracts are in the rows above. 35 carry no bedroom count and 2 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Macpherson", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/macpherson. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/macpherson">Property prices in Macpherson - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/macpherson.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Macpherson

Median price per ft²The middle resale price per square foot of 273 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in MacphersonEvery resale in Macpherson over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 273 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Macpherson, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Macpherson

Median price per ft²

Median price

How private prices are spread in MacphersonEvery private resale caveat in Macpherson over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Macpherson, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Macpherson

Public (HDB) rents in MacphersonHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in MacphersonURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Macpherson

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Macpherson

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Macpherson

Private rents in Macpherson

Rent by unit size

Rent by bedrooms

Nearby areas