21 Balam Road 370021, Macpherson, Central Region, Singapore
$800 /month






The listing is for a Common Room available for rent in 21 Balam Road, a stunning HDB Flat in Singapore. Key features ◆ Fully furnished unit If you are searching for a HDB in Singapore, look no further than this stunning HDB for Rent in Geylang. Located in District 13, Balam Gardens was completed in 1967 and is a 99 year leasehold HDB Development. This hdb for rent is one of a total of 120 units in the development which has a total of 10 floors and is one of 13 HDB blocks on Balam Road. If you are looking for a property in the Geylang HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 4 MRTs within 1 km ⭑ Nearby Bus stops • Bef Blk 82 (194 m) - 3 mins walk • Macpherson Green Condominium (201 m) - 3 mins walk • Citimax Industrial Complex (222 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Chiap Foong Store (166 m) - 3 mins walk • Sheng Siong Supermarket (265 m) - 4 mins walk • FairPrice - Circuit Blk 77 (345 m) - 5 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Raffles House @Paya Lebar (230 m) - 4 mins walk • Terra Minds Science Learning Centre (384 m) - 6 mins walk • RightStart (445 m) - 7 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Balam Estate Rain Garden (140 m) - 2 mins walk • Balam Park Connector (242 m) - 4 mins walk • Paya Lebar Road Park (288 m) - 4 mins walk • 7 more parks within 1 km * 01 pax $800 * 02 pax $1000 * No Agent Fee Please call KENNY KAN from 99.co @ +659048XXXX 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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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$800
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
40 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
20 comps
Nearest MRT
Tai Seng
531m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
20 comparable transactions
S$605
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$353
Recent Comparable Transactions
10 shown · 20 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 484sqft | S$260,000 | ▲S$537 +52.1% vs FV | 99yr from 1969 |
May 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 484sqft | S$260,000 | ▲S$537 +52.1% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▲S$619 +75.4% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 01 TO 03 | 431sqft | S$283,000 | ▲S$657 +86.1% vs FV | 99yr from 1969 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▲S$578 +63.7% vs FV | 99yr from 1969 |
Nov 2025 | Blk 63 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$290,000 | ▲S$599 +69.7% vs FV | 99yr from 1967 |
Oct 2025 | Blk 70 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$280,000 | ▲S$619 +75.4% vs FV | 99yr from 1969 |
Sep 2025 | Blk 70 CIRCUIT RD Floor 01 TO 03 | 484sqft | S$295,000 | ▲S$609 +72.5% vs FV | 99yr from 1969 |
Jul 2025 | Blk 72 CIRCUIT RD Floor 04 TO 06 | 452sqft | S$298,000 | ▲S$659 +86.7% vs FV | 99yr from 1969 |
Apr 2025 | Blk 71 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$301,888 | ▲S$668 +89.2% vs FV | 99yr from 1969 |
Feb 2025 | Blk 68 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$315,000 | ▲S$650 +84.1% vs FV | 99yr from 1969 |
Blk 70 CIRCUIT RD
May 2026 · Floor 10 TO 12
+52.1% vs FV
Blk 70 CIRCUIT RD
May 2026 · Floor 10 TO 12
+52.1% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
+75.4% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 01 TO 03
+86.1% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+63.7% vs FV
Blk 63 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
+69.7% vs FV
Blk 70 CIRCUIT RD
Oct 2025 · Floor 07 TO 09
+75.4% vs FV
Blk 70 CIRCUIT RD
Sep 2025 · Floor 01 TO 03
+72.5% vs FV
Blk 72 CIRCUIT RD
Jul 2025 · Floor 04 TO 06
+86.7% vs FV
Blk 71 CIRCUIT RD
Apr 2025 · Floor 07 TO 09
+89.2% vs FV
Blk 68 CIRCUIT RD
Feb 2025 · Floor 04 TO 06
+84.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room unit in Geylang reflects a calculated approach to the current market dynamics, particularly with its remaining lease of 40 years. Priced at an estimated value of $35,284, or $353 per square foot (PSF), this property positions itself within a competitive landscape, exhibiting a market price that corresponds directly with the baseline—indicating a stable demand in this vibrant district. The high model confidence, bolstered by analysis of 20 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation, suggesting that buyers can expect a sound investment in this locale.
Geylang, known for its rich cultural tapestry and strategic location, continues to attract diverse demographics, contributing to the sustained interest in HDB properties despite the remaining lease period. The absence of any significant deviation from the baseline price suggests a well-balanced market equilibrium, wherein supply and demand are closely aligned. Investors and homeowners alike may find this valuation appealing, as it reflects both the intrinsic value of the unit and the prevailing market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.