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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$188,533
S$290 psf
Asking Price
S$325,000
S$500 psf
vs Market
+72.4%
vs Last Done
+4.6%
Tenure
40 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
3 comps
Nearest MRT
MacPherson
550m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$498
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$290
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 20 BALAM RD Floor 04 TO 06 | 649sqft | S$310,000 | ▲S$478 +64.8% vs FV | 99yr from 1967 |
Jan 2026 | Blk 20 BALAM RD Floor 04 TO 06 | 649sqft | S$310,000 | ▲S$478 +64.8% vs FV | 99yr from 1967 |
Nov 2025 | Blk 20 BALAM RD Floor 04 TO 06 | 649sqft | S$313,000 | ▲S$482 +66.2% vs FV | 99yr from 1967 |
Sep 2025 | Blk 20 BALAM RD Floor 10 TO 12 | 649sqft | S$346,000 | ▲S$533 +83.8% vs FV | 99yr from 1967 |
Blk 20 BALAM RD
Jan 2026 · Floor 04 TO 06
+64.8% vs FV
Blk 20 BALAM RD
Jan 2026 · Floor 04 TO 06
+64.8% vs FV
Blk 20 BALAM RD
Nov 2025 · Floor 04 TO 06
+66.2% vs FV
Blk 20 BALAM RD
Sep 2025 · Floor 10 TO 12
+83.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Geylang, with an estimated value of $188,533 or $290 PSF, presents a noteworthy market signal that warrants careful analysis. The property, with a remaining lease of 40 years, positions itself in a unique segment of the HDB market, where lease tenure plays a pivotal role in influencing buyer sentiment and property desirability. Notably, this valuation reflects a striking 72.4% difference from the baseline, indicating that the property is currently priced above market expectations.
Despite the apparent premium, the model confidence for this valuation remains low, which suggests that the data supporting this price point is not robust. This valuation is derived from only three recent HDB resale transactions in the vicinity, underscoring the importance of broader market dynamics in interpreting these figures. As the Geylang area continues to evolve, factors such as proximity to amenities, transportation links, and overall neighborhood appeal will be crucial in determining the true market value of such properties. Buyers and investors should consider these elements, along with the implications of the remaining lease, when navigating the competitive landscape of HDB resale transactions in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.