22 Balam Road - 1 Units for Sale

There are 2 properties for sale at 22 Balam Road. You can use our elegant Property Search Tool to find the right HDB Flat, Condominium, Apartment, Executive Condominium, Terraced House, Detached House, Semi-Detached House and Bungalow House that is currently for sale. The options in our database are limitless. Our Property Evaluation Tool makes the market transparent for you, so that you can make a confident decision to buy your Property in Singapore. Start your Property Search above, or refine your search using these most popular searches on Property for sale.

22 Balam Road – PropertyGuru Market Pulse Insights

The project retains a presence in current local search journeys among active property seekers, according to PropertyGuru's 30-day search trends for the Macpherson / Potong Pasir area. While search activity remains steady, it reflects a consistent level of visibility within the broader district market for those exploring HDB options.

Most-searched Units: 2-Bedroom

Pricing by Unit Types:

• 1-Bedroom Units:
  • Avg Asking Price: S$ 320K
  • Avg PSF: S$ 495 psf (73.99% lower compared to Macpherson / Potong Pasir average of S$ 1,904 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards 2-Bedroom configurations as the preferred choice for those browsing this development. The current inventory for 1-Bedroom units is extremely limited, which may create a selective entry point for buyers seeking smaller footprints. Overall, the property is positioned at a significant discount relative to the district average, offering a highly competitive price point for the area. This pricing advantage, combined with specific layout interest, likely supports steady attention from value-oriented market participants.

Location & Lifestyle Highlights — 22 Balam Road

570m (7 mins) to MACPHERSON MRT STATION — This major interchange connects you to both the Circle Line and Downtown Line, making trips to the CBD or Paya Lebar Regional Centre very fast.

22 Balam Road offers a modern and efficient living space right in the heart of a mature estate where everything you need is just a short walk away. It is a practical choice for those who value a straightforward, well-connected lifestyle in a vibrant local neighbourhood.

Nearby hotspots:

MRT Stations (3 within 1 km):

• MATTAR MRT STATION (722m, 8-9 mins) — A convenient second option on the Downtown Line for direct access to the city and eastern parts of Singapore.
• TAI SENG MRT STATION (744m, 8-9 mins) — Easy access to the Circle Line, perfect for those working in the nearby industrial and business hubs.

Bus Stops (50 within 1 km):

• BLK 36 (232m, 2-3 mins) — Very close stop providing quick bus connections to the surrounding estate and nearby amenities.
• KONG HWA SCH (239m, 2-3 mins) — Handy transport link located right near the local school for easy daily commuting.

Education & Early Learning:

• E-BRIDGE PRE-SCHOOL PTE. LTD. (74m, 1 min) — Excellent childcare option located almost at your doorstep, saving parents lots of time in the morning.
• CANOSSA CONVENT PRIMARY SCHOOL (877m, 10-11 mins) — A reputable primary education choice within a manageable distance for young families.
• AT-SUNRICE GLOBALCHEF ACADEMY (994m, 11-12 mins) — A specialized culinary institution nearby that adds a unique educational character to the area.

Healthcare & Wellness:

• ANG LIANG MEDICAL HALL (157m, 1-2 mins) — Traditional medical hall nearby for quick access to health supplements and wellness needs.
• LIFECARE MEDICAL CENTRE (187m, 2-3 mins) — Reliable medical clinic just a few minutes away for general healthcare and family check-ups.
• CHIN CHOO CLINIC (234m, 2-3 mins) — Another convenient healthcare option within very close walking distance for peace of mind.

Shopping & Retail:

• SHENG SIONG (184m, 2-3 mins) — A large supermarket just around the corner, making it very easy to pick up fresh groceries daily.
• FAIRPRICE (417m, 5-6 mins) — Reliable household shopping nearby for all your essential supplies and kitchen needs.

Dining & Food:

• 7 STARS COFFEE SHOP (78m, 1 min) — Ultra-convenient local food spot for quick, affordable meals right next to home.
• FISHBALL STORY (374m, 4-5 mins) — Famous local dining option nearby for residents who enjoy well-known Singaporean hawker fare.
• KNOTS CAFE AND LIVING (453m, 5-6 mins) — A unique lifestyle cafe nearby that combines dining with a beautiful garden-themed atmosphere.

Convenience Stores:

• JMART (157m, 1-2 mins) — Handy local mart for grabbing quick snacks or household items on the way home.
• 7-ELEVEN (210m, 2-3 mins) — Round-the-clock convenience for any last-minute needs or late-night essentials.

Places of Worship:

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

Highly attractive for: Young Professionals, Business Owners, Investors, and Young Families.

Market & Rental Insights

22 Balam Road presents a unique market profile characterized by high rental yields despite a recent correction in capital values.

• PSF Appreciation: S$565 → S$471 over recent years (-16.64%) from 2024 - 2026.
• Expected Rental Yield: At 11.05%, this reflects a strong return for investors.
• Transactions: 3 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: While PSF values have seen a downward adjustment, the project maintains a strong rental yield and modest transaction activity, suggesting a focus on income generation over capital gains.

Published date: June 16, 2026