28 Balam Road 370028, Macpherson, Central Region, Singapore
$995,000













Call Paul Ang at 8.7.8.9.7.7.1.9 today to arrange an exclusive viewing today! - Corner Unit - High Floor and Unblocked Views - Bright and Breezy Unit - Spacious Living Area, possible to carve out one more Bedroom to become 4 bedroom unit. - Huge Master Room - Well Connected with 3 MRT stations nearby! This inviting corner unit is designed for comfort and peace, offering an expansive living space with 1,367 square feet. It is even possible to carve out one more bedroom totally to 4 bedrooms for huge families! Enjoy the bright and breezy atmosphere from a high floor unit, where each of the three bedrooms provides stunning unblocked views. The spacious living area and grand master room make this property an ideal choice for families seeking a serene yet connected lifestyle. **Nearby Schools:** - Pcf Sparkletots Preschool @ Macpherson Blk 31 (0.13KM) - Canossa Catholic Primary School (0.73KM) - Bethel Kinderlites (0.97KM) - Pcf Sparkletots Preschool @ Potong Pasir Blk 14 (0.97KM) **Nearby MRT/LRT:** - Mattar (0.55 KM) - Tai Seng (0.56 KM) - MacPherson (0.57 KM) - MacPherson (0.65 KM) Contact Paul Ang at 8.7.8.9.7.7.1.9 today to arrange a viewing and experience this remarkable home for yourself.
Loading map...
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
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$654,930
S$479 psf
Asking Price
S$995,000
S$728 psf
vs Market
+51.9%
vs Last Done
+5.7%
Tenure
40 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Medium
16 comps
Nearest MRT
Mattar
531m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$822
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$479
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 28 BALAM RD Floor 16 TO 18 | 1,367sqft | S$942,000 | ▲S$689 +43.8% vs FV | 99yr from 1997 |
Jan 2026 | Blk 28 BALAM RD Floor 16 TO 18 | 1,367sqft | S$942,000 | ▲S$689 +43.8% vs FV | 99yr from 1997 |
Jan 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,367sqft | S$850,000 | ▲S$622 +29.9% vs FV | 99yr from 1997 |
Jan 2026 | Blk 28 BALAM RD Floor 16 TO 18 | 1,367sqft | S$942,000 | ▲S$689 +43.8% vs FV | 99yr from 1997 |
Jan 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,367sqft | S$850,000 | ▲S$622 +29.9% vs FV | 99yr from 1997 |
Oct 2025 | Blk 28 CASSIA CRES Floor 07 TO 09 | 1,292sqft | S$1,280,000 | ▲S$991 +106.9% vs FV | 99yr from 1998 |
Oct 2025 | Blk 28 CASSIA CRES Floor 07 TO 09 | 1,292sqft | S$1,280,000 | ▲S$991 +106.9% vs FV | 99yr from 1998 |
Sep 2025 | Blk 28 BALAM RD Floor 13 TO 15 | 1,367sqft | S$985,000 | ▲S$721 +50.5% vs FV | 99yr from 1997 |
Sep 2025 | Blk 28 BALAM RD Floor 13 TO 15 | 1,367sqft | S$985,000 | ▲S$721 +50.5% vs FV | 99yr from 1997 |
Jun 2025 | Blk 28 CASSIA CRES Floor 16 TO 18 | 1,292sqft | S$1,310,000 | ▲S$1,014 +111.7% vs FV | 99yr from 1998 |
Jun 2025 | Blk 28 CASSIA CRES Floor 16 TO 18 | 1,292sqft | S$1,310,000 | ▲S$1,014 +111.7% vs FV | 99yr from 1998 |
Blk 28 BALAM RD
Jan 2026 · Floor 16 TO 18
+43.8% vs FV
Blk 28 BALAM RD
Jan 2026 · Floor 16 TO 18
+43.8% vs FV
Blk 28 BALAM RD
Jan 2026 · Floor 04 TO 06
+29.9% vs FV
Blk 28 BALAM RD
Jan 2026 · Floor 16 TO 18
+43.8% vs FV
Blk 28 BALAM RD
Jan 2026 · Floor 04 TO 06
+29.9% vs FV
Blk 28 CASSIA CRES
Oct 2025 · Floor 07 TO 09
+106.9% vs FV
Blk 28 CASSIA CRES
Oct 2025 · Floor 07 TO 09
+106.9% vs FV
Blk 28 BALAM RD
Sep 2025 · Floor 13 TO 15
+50.5% vs FV
Blk 28 BALAM RD
Sep 2025 · Floor 13 TO 15
+50.5% vs FV
Blk 28 CASSIA CRES
Jun 2025 · Floor 16 TO 18
+111.7% vs FV
Blk 28 CASSIA CRES
Jun 2025 · Floor 16 TO 18
+111.7% vs FV
HELIOS AI Analysis
In the vibrant HDB market of Geylang, the subject property—a 5-room flat with a remaining lease of 40 years—has been appraised at an estimated value of $654,930 or $479 PSF. This valuation positions the property significantly above the market baseline, showcasing a 51.9% differential that indicates strong demand dynamics in the area. Such a premium valuation is reflective of the neighborhood's desirability, with its proximity to essential amenities, transport links, and a burgeoning local culture that continues to attract both homeowners and investors alike.
The model's confidence level is categorized as medium, suggesting a degree of variability in the market sentiment, yet it is reinforced by the analysis of 16 recent HDB resale transactions within the vicinity. This data indicates a robust trend, with buyers willing to pay a premium for properties that offer both strategic location and potential for future appreciation. As the Geylang area evolves, it is anticipated that properties with longer remaining leases may garner even greater interest, as buyers increasingly seek to balance investment potential with lifestyle needs in a highly competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.