21 Balam Road – PropertyGuru Market Pulse Insights

The development continues to surface in local search activity among people exploring the Macpherson / Potong Pasir area, drawing on 30 days of PropertyGuru search activity. This consistent presence in recent browsing patterns indicates that the property remains a visible option for buyers reviewing the current market landscape.

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

Pricing by Unit Types:

Key Takeaway: Market demand indicators point towards a specific interest in units that offer lifestyle features like balconies and corner privacy. While specific pricing data for current bedroom configurations is not listed, the project maintains a steady presence within the broader district search results. The property's visibility among active buyer seekers suggests it remains a relevant consideration for those prioritizing renovated units with recreational facilities. This selective interest supports a stable market position for the development within the local HDB sector.

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: September 16, 2026