22 Balam Road 370022, Macpherson, Central Region, Singapore
$308,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
27
Average Price
S1.5M
Total Value
S41.8M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 379 URA transactions · 75 outliers removed (IQR)
Fair Value
S$1.17M
S$1,806 psf
Asking Price
S$308,000
S$477 psf
vs Market
-73.6%
Confidence
High
379 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
379 comparable transactions
S$1,806
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,806
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | SALLIM ROAD | 4,183 | S$7,850,000 | S$1,877 |
| 2025-08 | SALLIM ROAD | 3,659 | S$6,960,000 | S$1,902 |
| 2025-08 | SALLIM ROAD | 4,183 | S$7,850,000 | S$1,877 |
| 2025-08 | SALLIM ROAD | 3,659 | S$6,960,000 | S$1,902 |
| 2025-08 | PAYA LEBAR ROAD | 1,313 | S$2,200,000 | S$1,675 |
Showing 5 most recent transactions from 379 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.