21 Balam Road - 1 Units for Sale

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21 Balam Road – PropertyGuru Market Pulse Insights

The development continues to surface in local search activity among people exploring the Macpherson / Potong Pasir area, according to PropertyGuru's 30-day search trends. This property remains part of the active browsing landscape for seekers evaluating HDB options within this specific neighborhood.

Popular preferences: Gym, Balcony, Tennis Court, Corner Unit, Renovated

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 310K
  • Avg PSF: S$ 481 psf (71.98% lower compared to Macpherson / Potong Pasir average of S$ 1,716 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 2-bedroom configurations as the primary focus for this development. With only a single unit currently available, the limited inventory profile suggests a highly selective opportunity for buyers seeking entry into the area. The property represents a significant value proposition, priced at a 71.98% discount relative to the broader district average. This high-value, low-supply dynamic is likely to support steady interest from price-sensitive seekers looking for established residential options.

Location & Lifestyle Highlights — 21 Balam Road 800m (10 mins) to MATTAR MRT STATION — This station on the Downtown Line offers a direct and efficient link to the Central Business District and the eastern parts of Singapore. 21 Balam Road is designed for those who value a modern, efficient lifestyle in a neighborhood that balances industrial heritage with contemporary urban living. It is a practical choice for anyone looking for a well-connected base that makes daily commuting and city access incredibly straightforward. Nearby hotspots: MRT Stations (3 within 1 km):

• TAI SENG MRT STATION (808m, 9-10 mins) — A short walk to the Circle Line provides easy transfers to Paya Lebar and the northern residential hubs.
• MACPHERSON MRT STATION (815m, 9-10 mins) — This handy interchange connects you to both the Circle and Downtown Lines for maximum travel flexibility.

Bus Stops (74 within 1 km):

• BLK 36 (387m, 4-5 mins) — Convenient local bus services are just a few minutes away for quick trips around the estate.
• KONG HWA SCH (407m, 4-5 mins) — Multiple bus routes from this stop offer reliable connections to nearby schools and amenities.

Education & Early Learning:

• E-BRIDGE PRE-SCHOOL PTE. LTD. (268m, 3-4 mins) — A very close option for early childhood education, making the morning drop-off easy for parents.
• PCF SPARKLETOTS PRESCHOOL @ MACPHERSON BLK 31 (KN) (353m, 4-5 mins) — Reliable and accessible childcare located just a short stroll from home.
• CANOSSA CONVENT PRIMARY SCHOOL (945m, 11-12 mins) — A reputable primary education choice within walking distance for families with young children.

Healthcare & Wellness:

• ENG ONN CHUAN MEDICAL HALL (304m, 3-4 mins) — Traditional wellness and medical supplies are available just around the corner.
• CHIN CHOO CLINIC (318m, 3-4 mins) — A nearby general practitioner clinic for all your family's basic healthcare needs.
• LIFECARE MEDICAL CENTRE (338m, 4-5 mins) — Professional medical services located nearby for peace of mind and quick consultations.

Shopping & Retail:

• SHENG SIONG (366m, 4-5 mins) — A well-stocked supermarket nearby for all your fresh groceries and daily household essentials.
• FAIRPRICE (455m, 5-6 mins) — Another great grocery option within easy reach to ensure you never run out of supplies.

Dining & Food:

• 7 STARS COFFEE SHOP (293m, 3-4 mins) — A local favorite for quick, affordable meals and a morning coffee just steps away.
• FISHBALL STORY (413m, 4-5 mins) — Famous local flavors are within walking distance for a satisfying lunch or dinner.
• KIN KIN CHILLE PAN MEE (494m, 5-6 mins) — Popular dining options nearby provide plenty of variety for food lovers in the area.

Highly attractive for: Young Professionals, Business Owners, Investors, Young Couples

Market & Rental Insights

21 Balam Road demonstrates a profile characterized by significant capital appreciation and high rental performance.

• PSF Appreciation: S$458.5 → S$493 over recent years (+7.52%) from 2023 - 2025.
• Expected Rental Yield: At 9.76%, this reflects a strong return for investors.
• Transactions: 2 rental transactions in the last 6 months, indicating limited rental activity.
• PG Pulse Insight: With a +7.52% increase in PSF and a strong rental yield of 9.76%, 21 Balam Road presents a compelling case for yield-focused investors despite modest transaction volume.

Published date: June 2, 2026