MacPherson Weave BTO Review: Central location with many MRT stations nearby

MacPherson Weave is a BTO project launched in May 2021 in the mature estate of Geylang. Its Temporary Occupation Permit (TOP) is expected in March 2026.

Located on Circuit Road, MacPherson Weave is in a central city fringe location, but has the advantage of being launched six months before the Prime Location Housing (PLH) model took effect. That means these are some of the newest HDB flats in a highly central location that do not fall under the PLH.

MacPherson Weave also has the distinction of being located right next door to MacPherson MRT station, offering residents the ultimate in convenience.

At the moment, MacPherson Weave is still under construction. The key collection date has been pushed back due to construction delays.

MacPherson Weave BTO Review (Summary Table)

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

MacPherson Weave Price

At its launch in 2021, MacPherson Weave commanded premium launch prices. 2-room Flexi flats were priced at $180,000 to $269,000, 3-room flats at $343,000 to $405,000 and 4-room flats at $489,000 to $626,000.

I think these are extremely pricey BTO launch prices, but unsurprising given the location. Given the central location, owners will no doubt be hoping that their flats will be able to command high resale prices as well, with the 4-room flats possibly commanding six-figure prices.

4-room flats at nearby MacPherson Residency, located on 82A, 82B, 82C, 83A and 83B Circuit Road, are currently selling for $920,000 to $1,188,888 on PropertyGuru. These flats received their TOP in 2019 and are located 6 to 7 minutes’ walk from MacPherson MRT station, very near to MacPherson Weave.

These resale prices can be used as a guide to estimate the potential resale prices MacPherson Weave could command, although it should of course be noted that MacPherson Weave units can only be sold in 2031, when the Minimum Occupation Period (MOP) has been served.

MacPherson Weave BTO Feng Shui

According to feng shui masters, the north facing MacPherson Weave units are the most auspicious.

It is also a good idea to pick a flat whose master bedroom is located in the northeast sector of the flat. Meanwhile, rooms located in the east are good to use as a bedroom and study as that sector can be auspicious for academic pursuits.

MacPherson Weave Location

MacPherson Weave is located on Circuit Road, about two minutes’ walk from MacPherson MRT station, which is located right next door. MacPherson MRT station is an interchange for the Circle and Downtown lines, making travel even more convenient. Mattar MRT station is 11 minutes’ walk away, Paya Lebar MRT station is 15 minutes’ walk away and Ubi MRT station is about 18 minutes’ walk away.

The area is actually rather business-like, with the Ubi industrial estate located nearby. Nonetheless, there are numerous dining amenities on Circuit Road and in the neighbouring area, including Circuit Road Market and Food Centre. Other amenities located nearby include Geylang East Swimming Complex and MacPherson Community Club.

The development is located a short walking distance from the scenic Pelton Canal and the park connector running alongside it, offering nice waterfront views.

While this is not an area with a huge number of schools, there are nevertheless a few sought-after schools located within walking distance or a short bus ride away, including Canossa Catholic Primary School and Geylang Methodist School Primary and Secondary).

MacPherson Weave Floor Plan

MacPherson Weave is composed of 1,382 2-room Flexi, 3-room and 4-room flats. You can see the MacPherson Weave floor plans here.

2-Room

The 2-room flats measure 38 sqm or 48 sqm, inclusive of air con ledge. The larger 48 sqm flats have a much larger, L-shaped living/dining room, compared to the smaller, rectangular living/dining area of the 38 sqm flats, leaving more room for a dining table.

3-Room

The 3-room flats measure 69 sqm, including air con ledge, with a fairly typical layout, featuring bedrooms side by side and the living room at the end of the row. One nice touch is that the utility area can be merged with the kitchen if the owner chooses not to place a partition wall in between, thereby expanding the space. There is also no partition wall between the kitchen and the living room, offering the option of adding a dry kitchen or bar.

4-Room

The 4-room flats measure 93 sqm, including air con ledge. Again, this is a fairly typical BTO layout, with three bedrooms in a row. The living/dining area is L-shaped, making it possible to position the dining table away from the living room area and closer to the kitchen. It is possible to have an open kitchen as well, with a dry kitchen or bar area if desired.

I think the 3-room and 4-room flats are great if you prefer open kitchens and want to have a dry kitchen or bar for food preparation and dining purposes.

MacPherson Weave Rent

MacPherson Weave is still a long way away from receiving its TOP. The first owners will only be able to rent out their flats in 2031 when the MOP is fulfilled.

We cannot predict what rents will be like at that time, but looking at current rents in the area can give an idea of the relative rents flats in the area might command in 2031.

There are currently two 4-rooms on Circuit Road for rent on PropertyGuru, located 7 and 9 minutes’ walk from MacPherson MRT station. These flats are being rented out for $3,500 to $4,950 a month, with the cheaper one being an old flat built in the 1960s. MacPherson Weave, being much closer to the MRT station, could potentially command higher rents.

Relative to the cost of the flats on the BTO market, these rents are very profitable. But it remains to be seen what resale prices will be like in 2031. I think there is a possibility that they will be high and affect profitability as a rental flat for resale buyers.

For potential tenants, MacPherson Wave is a good option if centrality and public transport connectivity is your number one concern. However, I don’t think the area is ideal for families with young children due to the limited number of schools within walking distance.

MacPherson Weave BTO Review

In terms of location, MacPherson Weave is certainly highly central and enjoys great connectivity via public transport, with one MRT station right next door and several others within walking distance. I personally feel that Circuit Road is home to a good number of eateries, but is a little industrial.

MacPherson Weave is an example of a BTO project in a highly central location, but without the baggage of the PLH model. That alone could possibly send resale prices through the roof when the MOP ends in 2031, meaning current BTO owners could be sitting on a goldmine.