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…


License: L3008899K
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Estimated sale value based on 17 HDB resale transactions (data.gov.sg)
Fair Value
S$35,293
S$353 psf
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
Medium
17 comps
Nearest MRT
Tai Seng
531m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$606
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 · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▲S$578 +63.7% 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 |
Dec 2024 | Blk 71 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$285,000 | ▲S$630 +78.5% vs FV | 99yr from 1969 |
Dec 2024 | Blk 63 CIRCUIT RD Floor 01 TO 03 | 484sqft | S$298,000 | ▲S$615 +74.2% vs FV | 99yr from 1967 |
Nov 2024 | Blk 72 CIRCUIT RD Floor 04 TO 06 | 452sqft | S$268,000 | ▲S$593 +68.0% vs FV | 99yr from 1969 |
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+63.7% 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
Blk 71 CIRCUIT RD
Dec 2024 · Floor 10 TO 12
+78.5% vs FV
Blk 63 CIRCUIT RD
Dec 2024 · Floor 01 TO 03
+74.2% vs FV
Blk 72 CIRCUIT RD
Nov 2024 · Floor 04 TO 06
+68.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room property in Geylang, with a remaining lease of 40 years, stands at an estimated value of $35,293, translating to a price per square foot (PSF) of $353. This valuation reflects a market signal indicating a neutral stance, with a 0% difference from the baseline price. Such market stability suggests a balanced demand and supply dynamic in the Geylang vicinity, which is characterized by its strategic location and potential for future development.
Market analysis based on 17 recent HDB resale transactions in the area indicates a medium level of confidence in this valuation. The proximity to essential amenities and transport links enhances the appeal of this property, despite the remaining lease period. As the demand for affordable housing continues to rise in urban centers like Geylang, properties with a longer leasehold may experience greater interest, while those nearing the end of their lease may see a gradual decline in value. Therefore, potential buyers should consider both the current valuation and the lease duration when evaluating their investment options in this vibrant district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.