Blk 21 Balam Rd
BALAM RD · GEYLANG · Singapore 370021 · D13
Median PSF · 12m
S$462
Median price · 12m
S$300K
Latest sale
S$300K
Oct 2026
1-year change
-6.8%
Sales · 12m
2
194 all time
Gross yield
9.75%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +15.7%
- Annualised
- +5.0%
- Transactions
- 38
- 1 year
- -6.8%
- 3 years p.a.
- +0.8%
- 5 years p.a.
- +4.7%
- Median size
- 649 sqft
Against the neighbourhood
How it compares within D13
Macpherson, Braddell, Potong Pasir. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 21 Balam Rd | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$462 | S$984 | -53.0% |
| Median price | S$300K | S$827K | -63.7% |
| Gross rental yield | 9.75% | 6.07% | +3.7 pts |
| 1-year price change | -6.8% | +14.7% | -21.5 pts |
This development trades about 53% below the D13 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,900
Contracts · 12m
4
Implied annual rent
S$35K
Gross yield
9.75%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 4 | S$2,900 |
Investment analysis
Investment score 63 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
63/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%100
How its median price per square foot compares with its own district.
- Rental yieldweight 20%99
Gross yield against every other development in its segment.
- Locationweight 15%35
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tai Seng MRT at 490 m.
- Liquidityweight 15%20
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%14
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tai Seng MRT490 m
- Macpherson Interchange MRT640 m
- Mattar MRT640 m
- Macpherson MRT660 m
Schools within 2 km
- Canossa Catholic Primary Schoolprimary770 m
- Bartley Secondary Schoolsecondary (s1-s5)1.1 km
- Cedar Primary Schoolprimary1.4 km
- Cedar Girls' Secondary Schoolsecondary (s1-s4)1.5 km
- Maris Stella High Schoolmixed level (p1-s4)1.5 km
- Geylang Methodist School (Primary)primary1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$300,000 | 649 sqft | S$462 | 04 TO 06 | 39 yr 4 mo |
| Oct 2026 | 3 ROOM | S$300,000 | 649 sqft | S$462 | 04 TO 06 | 39 yr 4 mo |
| Oct 2025 | 3 ROOM | S$324,000 | 649 sqft | S$499 | 07 TO 09 | 40 yr 4 mo |
| Oct 2025 | 3 ROOM | S$324,000 | 649 sqft | S$499 | 07 TO 09 | 40 yr 4 mo |
| Aug 2025 | 3 ROOM | S$360,000 | 649 sqft | S$555 | 07 TO 09 | 40 yr 5 mo |
| Aug 2025 | 3 ROOM | S$360,000 | 649 sqft | S$555 | 07 TO 09 | 40 yr 5 mo |
| Aug 2025 | 3 ROOM | S$340,000 | 649 sqft | S$524 | 04 TO 06 | 40 yr 5 mo |
| Aug 2025 | 3 ROOM | S$340,000 | 649 sqft | S$524 | 04 TO 06 | 40 yr 5 mo |
| Aug 2025 | 3 ROOM | S$315,000 | 649 sqft | S$485 | 04 TO 06 | 40 yr 5 mo |
| Aug 2025 | 3 ROOM | S$315,000 | 649 sqft | S$485 | 04 TO 06 | 40 yr 5 mo |
| May 2025 | 3 ROOM | S$285,000 | 649 sqft | S$439 | 01 TO 03 | 40 yr 9 mo |
| May 2025 | 3 ROOM | S$285,000 | 649 sqft | S$439 | 01 TO 03 | 40 yr 9 mo |
| Apr 2025 | 3 ROOM | S$320,000 | 649 sqft | S$493 | 07 TO 09 | 40 yr 10 mo |
| Apr 2025 | 3 ROOM | S$320,000 | 649 sqft | S$493 | 07 TO 09 | 40 yr 10 mo |
| Jan 2025 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 01 TO 03 | 41 yr 1 mo |
| Jan 2025 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 01 TO 03 | 41 yr 1 mo |
| Nov 2024 | 3 ROOM | S$350,000 | 649 sqft | S$539 | 04 TO 06 | 41 yr 3 mo |
| Nov 2024 | 3 ROOM | S$350,000 | 649 sqft | S$539 | 04 TO 06 | 41 yr 3 mo |
| Sep 2024 | 3 ROOM | S$318,000 | 649 sqft | S$490 | 04 TO 06 | 41 yr 5 mo |
| Sep 2024 | 3 ROOM | S$318,000 | 649 sqft | S$490 | 04 TO 06 | 41 yr 5 mo |
| Jul 2024 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 01 TO 03 | 41 yr 8 mo |
| Jul 2024 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 01 TO 03 | 41 yr 8 mo |
| Mar 2024 | 3 ROOM | S$270,000 | 649 sqft | S$416 | 07 TO 09 | 41 yr 11 mo |
| Mar 2024 | 3 ROOM | S$270,000 | 649 sqft | S$416 | 07 TO 09 | 41 yr 11 mo |
| Dec 2023 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 07 TO 09 | 42 yr 1 mo |
| Dec 2023 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 07 TO 09 | 42 yr 1 mo |
| Nov 2023 | 3 ROOM | S$305,000 | 649 sqft | S$470 | 07 TO 09 | 42 yr 3 mo |
| Nov 2023 | 3 ROOM | S$305,000 | 649 sqft | S$470 | 07 TO 09 | 42 yr 3 mo |
| Sep 2023 | 3 ROOM | S$288,000 | 649 sqft | S$444 | 07 TO 09 | 42 yr 5 mo |
| Sep 2023 | 3 ROOM | S$288,000 | 649 sqft | S$444 | 07 TO 09 | 42 yr 5 mo |
| Aug 2023 | 3 ROOM | S$310,000 | 649 sqft | S$478 | 04 TO 06 | 42 yr 5 mo |
| Aug 2023 | 3 ROOM | S$310,000 | 649 sqft | S$478 | 04 TO 06 | 42 yr 5 mo |
| Dec 2022 | 3 ROOM | S$295,000 | 649 sqft | S$455 | 10 TO 12 | 43 yr 2 mo |
| Dec 2022 | 3 ROOM | S$295,000 | 649 sqft | S$455 | 10 TO 12 | 43 yr 2 mo |
| Nov 2022 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 04 TO 06 | 43 yr 4 mo |
| Nov 2022 | 3 ROOM | S$290,000 | 649 sqft | S$447 | 04 TO 06 | 43 yr 4 mo |
| Jul 2022 | 3 ROOM | S$258,000 | 646 sqft | S$399 | 01 TO 03 | 43 yr 7 mo |
| Jul 2022 | 3 ROOM | S$258,000 | 646 sqft | S$399 | 01 TO 03 | 43 yr 7 mo |
| Jul 2021 | 3 ROOM | S$230,000 | 649 sqft | S$354 | 01 TO 03 | 44 yr 7 mo |
| Jun 2021 | 3 ROOM | S$245,000 | 646 sqft | S$379 | 01 TO 03 | 44 yr 8 mo |
Showing the 40 most recent of 194 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 19 Balam Rd
S$491
-3.1%2 sales7.3% yield
Blk 23 Balam Rd
S$485
-3.8%6 sales9.2% yield
Blk 20 Balam Rd
S$478
-10.4%14 sales10.4% yield
Blk 28 Balam Rd
S$745
+1.7%10 sales4.6% yield
Blk 27 Balam Rd
S$665
-1.5%4 sales5.2% yield
Blk 24 Balam Rd
S$492
0.0%8 sales9.4% yield
Blk 29 Balam Rd
S$662
-1.2%4 sales5.7% yield
Blk 22 Balam Rd
S$472
-1.9%6 sales11.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.