22 Balam Road - 2 Units for Sale

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22 Balam Road – PropertyGuru Market Pulse Insights

The project retains a presence in current local search journeys among active property seekers, drawing on 30 days of PropertyGuru search activity in Macpherson / Potong Pasir. This development continues to feature within the broader landscape of area-level property browsing as buyers evaluate their options in the current market.

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 333K
  • Avg PSF: S$ 515 psf (69.9% lower compared to Macpherson / Potong Pasir average of S$ 1,710 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for this development. With a very limited inventory of just 2 available listings, these units occupy a selective position in the local HDB segment. The overall pricing represents a significant value proposition, sitting at a substantial discount relative to the broader district average. This high-demand, low-supply dynamic suggests the project will continue to attract budget-conscious buyers looking for entry-level opportunities in the area.

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 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: August 2, 2026