20 Balam Road 370020, Macpherson, Central Region, Singapore
$325,000








Walk to Tai Seng or MacPherson MRT. Very Convenient Additional Utility Room Mid Floor The unit has 2 Common Bedrooms, Utility Room, 1 Bathroom, Kitchen, Living & Dining Hall. This flat is a 3 Rooms HDB for sale with 1 Baths in 20 Balam Road, a stunning HDB Resale Flat in Singapore. Looking for a HDB for Sale in Singapore? Balam Gardens is the perfect property in Geylang for you! Located in Geylang HDB Estate, this development is part of District 13. Completed in 1967, Balam Gardens is a 99 year leasehold HDB Development with a total of 120 units. It has a total of 10 floors and is one of 13 HDB blocks on Balam Road. Nearby amenities ⭑ Nearby MRTs • 4 MRTs within 1 km ⭑ Nearby Bus stops • Le Crescendo (204 m) - 3 mins walk • Opposite Le Crescendo (226 m) - 4 mins walk • Blk 36 (228 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sheng Siong Supermarket (201 m) - 3 mins walk • Chiap Foong Store (235 m) - 4 mins walk • FairPrice - Circuit Blk 77 (349 m) - 5 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Raffles House @Paya Lebar (175 m) - 3 mins walk • Terra Minds Science Learning Centre (344 m) - 5 mins walk • RightStart (485 m) - 7 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Balam Estate Rain Garden (197 m) - 3 mins walk • Balam Park Connector (218 m) - 3 mins walk • Paya Lebar Road Park (288 m) - 4 mins walk • 7 more parks within 1 km Please call Cindy Fu from 99.co @ +659106XXXX to arrange for a viewing.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 419 HDB resale transactions (data.gov.sg) · 81 outliers removed (IQR)
Fair Value
S$218,377
S$336 psf
Asking Price
S$325,000
S$500 psf
vs Market
+48.8%
vs Last Done
-8.8%
Tenure
40 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
419 comps
Nearest MRT
MacPherson
550m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
419 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.571
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$336
Recent Comparable Transactions
10 shown · 419 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +63.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +63.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 23 BALAM RD Floor 01 TO 03 | 649sqft | S$325,000 | ▲S$501 +49.1% vs FV | 99yr from 1967 |
Mar 2026 | Blk 36 CASSIA CRES Floor 01 TO 03 | 732sqft | S$488,000 | ▲S$667 +98.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 38 CIRCUIT RD Floor 07 TO 09 | 646sqft | S$338,000 | ▲S$523 +55.7% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 CIRCUIT RD Floor 13 TO 15 | 775sqft | S$388,000 | ▲S$501 +49.1% vs FV | 99yr from 1971 |
Mar 2026 | Blk 59 CIRCUIT RD Floor 04 TO 06 | 646sqft | S$329,000 | ▲S$509 +51.5% vs FV | 99yr from 1969 |
Mar 2026 | Blk 64 CIRCUIT RD Floor 07 TO 09 | 635sqft | S$350,000 | ▲S$551 +64.0% vs FV | 99yr from 1967 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +73.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 1 HAIG RD Floor 10 TO 12 | 635sqft | S$452,000 | ▲S$712 +111.9% vs FV | 99yr from 1982 |
Mar 2026 | Blk 1 HAIG RD Floor 04 TO 06 | 635sqft | S$406,000 | ▲S$639 +90.2% vs FV | 99yr from 1982 |
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+63.1% vs FV
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+63.1% vs FV
Blk 23 BALAM RD
Mar 2026 · Floor 01 TO 03
+49.1% vs FV
Blk 36 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+98.5% vs FV
Blk 38 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+55.7% vs FV
Blk 36 CIRCUIT RD
Mar 2026 · Floor 13 TO 15
+49.1% vs FV
Blk 59 CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+51.5% vs FV
Blk 64 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+64.0% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+73.5% vs FV
Blk 1 HAIG RD
Mar 2026 · Floor 10 TO 12
+111.9% vs FV
Blk 1 HAIG RD
Mar 2026 · Floor 04 TO 06
+90.2% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Geylang, with a remaining lease of 40 years, reveals a notable estimated value of $218,377, translating to a price per square foot (PSF) of $336. This valuation is positioned significantly above the market baseline, exhibiting a remarkable 48.8% difference. Such a premium suggests strong demand dynamics in the Geylang area, which is often sought after for its strategic location and vibrant community. The high model confidence level, derived from a comprehensive analysis of 419 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation.
In the context of Singapore's real estate landscape, the Geylang precinct continues to attract both buyers and investors, particularly those looking for properties with a reasonable leasehold tenure. This valuation highlights not only the intrinsic value of the property itself but also reflects broader market signals that indicate a robust appetite for HDB units in established districts. As the urban fabric of Singapore evolves, such properties are anticipated to maintain their appeal, supported by ongoing developments and infrastructural improvements in the surrounding area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.