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HDB · 370021

Blk 21 Balam Rd

Project page · 99-year lease from 1967

Indicative value range
S$304,403 – S$320,001
Indicative mid S$314,783 · S$5,220 psm

Based on 20 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 2004 TO 0660 sqmS$305,000S$5,058 psm×1.000S$5,058 psm
Sept 2026Blk 2301 TO 0360 sqmS$313,000S$5,217 psm×1.000S$5,217 psm
Aug 2026Blk 2007 TO 0960 sqmS$315,000S$5,224 psm×1.000S$5,224 psm
Jul 2026Blk 2001 TO 0360 sqmS$300,000S$5,000 psm×1.000S$5,000 psm
Jun 2026Blk 2007 TO 0960 sqmS$290,000S$4,809 psm×1.000S$4,809 psm
Jun 2026Blk 1910 TO 1260 sqmS$318,888S$5,288 psm×1.000S$5,288 psm
Jun 2026Blk 3007 TO 0957 sqmS$325,888S$5,717 psm×1.000S$5,717 psm
Jun 2026Blk 2410 TO 1260 sqmS$280,000S$4,667 psm×1.000S$4,667 psm
May 2026Blk 2007 TO 0960 sqmS$315,000S$5,224 psm×1.000S$5,224 psm
Mar 2026Blk 2301 TO 0360 sqmS$325,000S$5,390 psm×0.997S$5,374 psm
Mar 2026Blk 2204 TO 0660 sqmS$306,000S$5,100 psm×0.997S$5,085 psm
Mar 2026Blk 2201 TO 0360 sqmS$302,000S$5,033 psm×0.997S$5,018 psm
Mar 2026Blk 3004 TO 0657 sqmS$322,000S$5,649 psm×0.997S$5,632 psm
Mar 2026Blk 2401 TO 0360 sqmS$318,000S$5,300 psm×0.997S$5,284 psm
Jan 2026Blk 2004 TO 0660 sqmS$310,000S$5,141 psm×0.997S$5,126 psm
Jan 2026Blk 2307 TO 0960 sqmS$302,000S$5,008 psm×0.997S$4,994 psm
Jan 2026Blk 3201 TO 0357 sqmS$350,000S$6,140 psm×0.997S$6,122 psm
Nov 2025Blk 2004 TO 0660 sqmS$313,000S$5,191 psm×0.996S$5,170 psm
Nov 2025Blk 2401 TO 0360 sqmS$323,000S$5,383 psm×0.996S$5,362 psm
Nov 2025Blk 2404 TO 0660 sqmS$317,000S$5,283 psm×0.996S$5,263 psm

How accurate is this estimate for Balam Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Balam Rd since.

Median error
6.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

10.67% gross yield

S$33,600 of rent a year against the estimate above · 2.63 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 42 approvals in the last year.

Across Singapore these flats yield 8.04%, from 594 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026233 ROOMS$3,200
Sept 2026223 ROOMS$3,000
Sept 2026213 ROOMS$2,800
Sept 2026193 ROOMS$2,800
Aug 2026193 ROOMS$3,000
Aug 2026313 ROOMS$2,900
Aug 2026243 ROOMS$2,500
Aug 2026213 ROOMS$2,000

median of 42 HDB rental approvals for 3 ROOM on Balam Rd since 2025-10.

Buying or selling at S$314,783?

Buying: Stamp duty on S$314,783 · Cash and CPF needed on S$314,783 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$314,783.

Each opens with this figure filled in; change anything there.

Primary schools near 21 Balam Rd

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2025
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 40 years left
60 sqmS$324,000S$5,373 psm
Aug 2025
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 40 years left
60 sqmS$360,000S$5,970 psm
Aug 2025
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 40 years left
60 sqmS$315,000S$5,224 psm
Aug 2025
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 40 years left
60 sqmS$340,000S$5,638 psm
May 2025
Blk 21 · 3 ROOM · 01 TO 03 · Standard · 41 years left
60 sqmS$285,000S$4,726 psm
Apr 2025
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 41 years left
60 sqmS$320,000S$5,307 psm
Jan 2025
Blk 21 · 3 ROOM · 01 TO 03 · Standard · 41 years left
excluded: outlier
60 sqmS$290,000S$4,809 psm
Nov 2024
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 41 years left
60 sqmS$350,000S$5,804 psm
Sept 2024
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 41 years left
60 sqmS$318,000S$5,274 psm
Jul 2024
Blk 21 · 3 ROOM · 01 TO 03 · Standard · 42 years left
60 sqmS$290,000S$4,809 psm
Mar 2024
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 42 years left
excluded: outlier
60 sqmS$270,000S$4,478 psm
Dec 2023
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 42 years left
60 sqmS$290,000S$4,809 psm
Nov 2023
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 42 years left
60 sqmS$305,000S$5,058 psm
Sept 2023
Blk 21 · 3 ROOM · 07 TO 09 · Standard · 42 years left
60 sqmS$288,000S$4,776 psm
Aug 2023
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 42 years left
60 sqmS$310,000S$5,141 psm
Dec 2022
Blk 21 · 3 ROOM · 10 TO 12 · Standard · 43 years left
60 sqmS$295,000S$4,892 psm
Nov 2022
Blk 21 · 3 ROOM · 04 TO 06 · Standard · 43 years left
60 sqmS$290,000S$4,809 psm
Jul 2022
Blk 21 · 3 ROOM · 01 TO 03 · Standard · 44 years left
60 sqmS$258,000S$4,300 psm
See more

Showing 18 of 76.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.