22 Balam Road - 1 Units for Rent

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22 Balam Road – PropertyGuru Market Pulse Insights

The development remains visible within ongoing local property search behaviour over the past 30 days. Drawing on PropertyGuru search trends, it continues to feature in the browsing mix for Macpherson / Potong Pasir as rental seekers evaluate their options in the current market.

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 3K
  • Avg PSF: S$ 5 psf (5.55% lower compared to Macpherson / Potong Pasir average of S$ 5 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for rental interest at this location. With only a single unit currently available, the tighter inventory profile aligns with a competitive pricing strategy that sits below the broader district average. This value-oriented positioning relative to the local market may attract steady attention from renters seeking larger layouts at more accessible price points.

Location & Lifestyle Highlights — 22 Balam Road 570m (7 mins) to MACPHERSON MRT STATION — MacPherson Station serves as a vital interchange connecting you to both the Circle Line and Downtown Line for efficient travel across the island. 22 Balam Road offers a practical and well-connected living experience in a mature neighborhood where daily essentials are always within reach. The location balances quiet residential life with quick access to the bustling Paya Lebar business hub and diverse local food options. Nearby hotspots: MRT Stations (3 within 1 km):

• MATTAR MRT STATION (722m, 8-9 mins) — Downtown Line access provides a direct and comfortable commute toward the Central Business District and Bukit Timah.
• TAI SENG MRT STATION (744m, 8-9 mins) — Circle Line connection makes it easy to reach the Paya Lebar regional center and northern employment hubs.

Bus Stops (50 within 1 km):

• BLK 36 (232m, 2-3 mins) — Convenient bus services right nearby for quick hops around the local estate.
• KONG HWA SCH (239m, 2-3 mins) — Multiple bus routes available to help residents navigate the surrounding neighborhood with ease.

Education & Early Learning:

• E-BRIDGE PRE-SCHOOL PTE. LTD. (74m, 1 min) — Quality early childhood education is just a minute away, making morning drop-offs effortless for parents.
• CANOSSA CONVENT PRIMARY SCHOOL (877m, 10-11 mins) — Established primary education within walking distance for families with young children.
• AT-SUNRICE GLOBALCHEF ACADEMY (994m, 11-12 mins) — Specialized culinary training center nearby adds a unique educational dimension to the area.

Healthcare & Wellness:

• LIFECARE MEDICAL CENTRE (187m, 2-3 mins) — Professional medical services nearby ensure healthcare needs are attended to quickly.
• ANG LIANG MEDICAL HALL (157m, 1-2 mins) — Traditional wellness options and general health supplies are available just around the corner.
• CHIN CHOO CLINIC (234m, 2-3 mins) — Accessible family clinic providing essential medical consultations for the local community.

Shopping & Retail:

• SHENG SIONG (184m, 2-3 mins) — Reliable supermarket for fresh produce and household necessities located very close to home.
• FAIRPRICE (417m, 5-6 mins) — Popular grocery destination nearby offering a wide range of daily essentials and pantry staples.

Dining & Food:

• 7 STARS COFFEE SHOP (78m, 1 min) — Local coffee shop just steps away for quick meals and authentic neighborhood flavors.
• FISHBALL STORY (374m, 4-5 mins) — Famous local dining spot nearby for residents who appreciate well-known Singaporean comfort food.
• KNOTS CAFE AND LIVING (453m, 5-6 mins) — Unique lifestyle cafe combining greenery and furniture with a cozy dining atmosphere.

Convenience Stores:

• JMART (157m, 1-2 mins) — Handy neighborhood mart for quick snacks and last-minute household items.
• 7-ELEVEN (210m, 2-3 mins) — Round-the-clock convenience for residents needing essentials at any hour of the day.

Places of Worship:

• THE LIFE CHURCH AND MISSIONS (558m, 6-7 mins) — Local community space and place of worship within easy walking distance.

Highly attractive for: Young Couples, Urban Professionals, Investors, Small Families

Market & Rental Insights

22 Balam Road presents a market profile characterized by recent adjustments in rental pricing and modest transaction volume.

• Median Rental Appreciation: 2-bedroom units saw rents move from S$2,850 → S$2,750 (-3.51%) over the last one year.
• Transactions: 3 rental transactions in the last 6 months, showing modest rental activity.
• PG Pulse Insight: Rental activity remains modest with 2-bedroom units currently transacting at a median of S$2,750.

Published date: September 1, 2026