Blk 31 Balam Rd
Project page · 99-year lease from 1985
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 31 | 13 TO 15 | 92 sqm | S$688,000 | S$7,478 psm | ×1.000 | S$7,478 psm |
| Mar 2026 | Blk 31 | 04 TO 06 | 91 sqm | S$620,000 | S$6,813 psm | ×0.997 | S$6,793 psm |
| Mar 2026 | Blk 31 | 01 TO 03 | 91 sqm | S$580,000 | S$6,374 psm | ×0.997 | S$6,355 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.
6.91% gross yield
S$43,200 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 27 | 4 ROOM | S$3,800 |
| Jul 2026 | 29 | 4 ROOM | S$3,700 |
| Feb 2026 | 28 | 4 ROOM | S$3,800 |
| Jan 2026 | 27 | 4 ROOM | S$3,500 |
| Jan 2026 | 28 | 4 ROOM | S$2,500 |
| Oct 2025 | 28 | 4 ROOM | S$2,000 |
median of 6 HDB rental approvals for 4 ROOM on Balam Rd since 2025-10.
Buying or selling at S$624,964?
Buying: Stamp duty on S$624,964 · Cash and CPF needed on S$624,964 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$624,964.
Each opens with this figure filled in; change anything there.
Primary schools near 31 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
- Canossa Catholic Primary School · 450 m · no 2025 Phase 2C ballot
1 to 2 km
- Cedar Primary School · 1,212 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,254 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,485 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 31 · 4 ROOM · 13 TO 15 · New Generation · 58 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Mar 2026 | Blk 31 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 91 sqm | S$580,000 | S$6,374 psm |
| Mar 2026 | Blk 31 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Nov 2024 | Blk 31 · 4 ROOM · 13 TO 15 · New Generation · 60 years left | 97 sqm | S$700,000 | S$7,216 psm |
| Oct 2023 | Blk 31 · 4 ROOM · 16 TO 18 · New Generation · 61 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Aug 2023 | Blk 31 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 97 sqm | S$535,000 | S$5,515 psm |
| Jul 2023 | Blk 31 · 4 ROOM · 13 TO 15 · New Generation · 61 years left | 106 sqm | S$645,000 | S$6,085 psm |
| Jan 2023 | Blk 31 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 92 sqm | S$588,000 | S$6,391 psm |
Showing 8 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 31 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 31 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 31 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 31 · 4 ROOM | S$2,700 | — |
| Jun 2025 | Blk 31 · 4 ROOM | S$2,000 | — |
| Jun 2025 | Blk 31 · 4 ROOM | S$1,600 | — |
| Jan 2025 | Blk 31 · 4 ROOM | S$4,000 | — |
| Nov 2024 | Blk 31 · 4 ROOM | S$4,000 | — |
| Jul 2024 | Blk 31 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 31 · 4 ROOM | S$2,400 | — |
| Jun 2024 | Blk 31 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 31 · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 31 · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 31 · 4 ROOM | S$2,500 | — |
| Jun 2023 | Blk 31 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 31 · 4 ROOM | S$1,600 | — |
| Dec 2022 | Blk 31 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 31 · 3 ROOM | S$3,200 | — |
| Jul 2022 | Blk 31 · 4 ROOM | S$2,400 | — |
| Feb 2022 | Blk 31 · 4 ROOM | S$3,400 | — |
| Dec 2021 | Blk 31 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 31 · 4 ROOM | S$3,000 | — |
| Jul 2021 | Blk 31 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 31 · 4 ROOM | S$1,950 | — |
| Jul 2021 | Blk 31 · 4 ROOM | S$1,500 | — |
| May 2021 | Blk 31 · 4 ROOM | S$1,600 | — |
| Jan 2021 | Blk 31 · 4 ROOM | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$596,588 | S$658,682 | S$713,365 | S$725,841 |
| 10 years | 47 years | S$566,537 | S$690,605 | S$810,032 | S$838,613 |
| 20 years | 37 years | S$498,047 | S$740,071 | S$1,018,165 | S$1,091,281 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.