24 Balam Road 370024, Macpherson, Central Region, Singapore
$380,000
Unit Details - 3-Room HDB flat - 60 sqm - High floor - Good Ventilation - Natural Light - Regular Efficient Layout - Easy to Furnish, Renovate & Maintain Living Environment - City-fringe location in the central-east region - Block is tucked away from main roads - Quieter than expected while remaining highly accessible - Daily amenities nearby (markets, hawker centres, shops, transport) Markets & food - Geylang Bahru Market & Food Centre - Circuit Road Market & Food Centre Supermarkets & daily needs - Sheng Siong Supermarket (18B Circuit Road) - FairPrice (77 Circuit Road) Transport & connectivity - Good access to public transport and main roads Lifestyle conveniences - Clinics, eateries and neighbourhood shops within the estate Nearby Primary Schools - Canossa Catholic Primary School (671m) - Cedar Primary School (1.45km) - Geylang Methodist School (Primary) (1.47km) - Maha Bodhi School (1.54km) - Maris Stella High School (1.65km) Why This Home Makes Sense - Lower quantum, more manageable monthly commitment - Strong appeal to first-time buyers, singles, young couples & right-sizers - Broad resale and rental demand due to location and size Matthew Ho 9007XXXX www.letstalkproperty.sg
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3008022J
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg)
Fair Value
S$194,366
S$301 psf
Asking Price
S$380,000
S$589 psf
vs Market
+95.5%
vs Last Done
+19.7%
Tenure
38 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Medium
11 comps
Nearest MRT
MacPherson
489m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$529
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.543
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$301
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 24 BALAM RD Floor 01 TO 03 | 646sqft | S$318,000 | ▲S$492 +63.5% vs FV | 99yr from 1967 |
Mar 2026 | Blk 24 BALAM RD Floor 01 TO 03 | 646sqft | S$318,000 | ▲S$492 +63.5% vs FV | 99yr from 1967 |
Nov 2025 | Blk 24 BALAM RD Floor 01 TO 03 | 646sqft | S$323,000 | ▲S$500 +66.1% vs FV | 99yr from 1967 |
Nov 2025 | Blk 24 BALAM RD Floor 04 TO 06 | 646sqft | S$317,000 | ▲S$491 +63.1% vs FV | 99yr from 1967 |
Aug 2025 | Blk 24 EUNOS CRES Floor 07 TO 09 | 635sqft | S$360,888 | ▲S$568 +88.7% vs FV | 99yr from 1977 |
Jun 2025 | Blk 24 EUNOS CRES Floor 10 TO 12 | 635sqft | S$381,000 | ▲S$600 +99.3% vs FV | 99yr from 1977 |
May 2025 | Blk 24 BALAM RD Floor 01 TO 03 | 646sqft | S$318,000 | ▲S$492 +63.5% vs FV | 99yr from 1967 |
Mar 2025 | Blk 24 EUNOS CRES Floor 10 TO 12 | 635sqft | S$358,000 | ▲S$564 +87.4% vs FV | 99yr from 1977 |
Feb 2025 | Blk 24 BALAM RD Floor 04 TO 06 | 646sqft | S$310,000 | ▲S$480 +59.5% vs FV | 99yr from 1967 |
Feb 2025 | Blk 24 BALAM RD Floor 01 TO 03 | 646sqft | S$320,000 | ▲S$495 +64.5% vs FV | 99yr from 1967 |
Feb 2025 | Blk 24 EUNOS CRES Floor 07 TO 09 | 635sqft | S$370,000 | ▲S$583 +93.7% vs FV | 99yr from 1977 |
Blk 24 BALAM RD
Mar 2026 · Floor 01 TO 03
+63.5% vs FV
Blk 24 BALAM RD
Mar 2026 · Floor 01 TO 03
+63.5% vs FV
Blk 24 BALAM RD
Nov 2025 · Floor 01 TO 03
+66.1% vs FV
Blk 24 BALAM RD
Nov 2025 · Floor 04 TO 06
+63.1% vs FV
Blk 24 EUNOS CRES
Aug 2025 · Floor 07 TO 09
+88.7% vs FV
Blk 24 EUNOS CRES
Jun 2025 · Floor 10 TO 12
+99.3% vs FV
Blk 24 BALAM RD
May 2025 · Floor 01 TO 03
+63.5% vs FV
Blk 24 EUNOS CRES
Mar 2025 · Floor 10 TO 12
+87.4% vs FV
Blk 24 BALAM RD
Feb 2025 · Floor 04 TO 06
+59.5% vs FV
Blk 24 BALAM RD
Feb 2025 · Floor 01 TO 03
+64.5% vs FV
Blk 24 EUNOS CRES
Feb 2025 · Floor 07 TO 09
+93.7% vs FV
HELIOS AI Analysis
In the current property landscape of Geylang, this HDB 3-room unit, with a remaining lease of 38 years, is positioned at an estimated value of $194,366, equating to $301 PSF. This valuation reflects a notable 95.5% difference from the baseline, categorizing it as above market. The elevated pricing signals a robust demand for HDB properties in this vibrant district, which is characterized by its rich cultural tapestry and strategic proximity to urban amenities.
Our analysis, grounded in data from 11 recent HDB resale transactions in the vicinity, indicates a medium model confidence level, suggesting that while the valuation aligns with current market trends, factors such as lease tenure and local developments may introduce variability. The Geylang area is witnessing a dynamic interplay between traditional residential living and modern urbanization, making it a sought-after locale for young families and investors alike. As such, potential buyers should weigh the remaining lease period carefully, as it plays a crucial role in the long-term value retention of this asset.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.