Blk 33 Balam Rd
Project page · 99-year lease from 1996
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 27 | 01 TO 03 | 126 sqm | S$788,000 | S$6,254 psm | ×1.000 | S$6,254 psm |
| Mar 2026 | Blk 33 | 10 TO 12 | 137 sqm | S$1,070,000 | S$7,810 psm | ×0.997 | S$7,787 psm |
| Jan 2026 | Blk 27 | 13 TO 15 | 126 sqm | S$1,017,000 | S$8,071 psm | ×0.997 | S$8,048 psm |
| Jan 2026 | Blk 28 | 16 TO 18 | 127 sqm | S$942,000 | S$7,417 psm | ×0.997 | S$7,395 psm |
| Jan 2026 | Blk 28 | 04 TO 06 | 127 sqm | S$850,000 | S$6,693 psm | ×0.997 | S$6,673 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.
4.74% gross yield
S$48,000 of rent a year against the estimate above · 0.94 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Aug 2026 | 27 | 5 ROOM | S$3,500 |
| Apr 2026 | 29 | 5 ROOM | S$4,850 |
| Nov 2025 | 33 | 5 ROOM | S$4,000 |
| Oct 2025 | 28 | 5 ROOM | S$4,300 |
| Oct 2025 | 27 | 5 ROOM | S$4,000 |
median of 5 HDB rental approvals for 5 ROOM on Balam Rd since 2025-10.
Buying or selling at S$1,013,175?
Buying: Stamp duty on S$1,013,175 · Cash and CPF needed on S$1,013,175 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,013,175.
Each opens with this figure filled in; change anything there.
Primary schools near 33 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 · 516 m · no 2025 Phase 2C ballot
1 to 2 km
- Geylang Methodist School (Primary) · 1,275 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,287 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,604 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 33 · 5 ROOM · 10 TO 12 · Model A · 69 years left | 137 sqm | S$1,070,000 | S$7,810 psm |
| Oct 2025 | Blk 33 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 105 sqm | S$880,000 | S$8,381 psm |
| May 2023 | Blk 33 · 4 ROOM · 19 TO 21 · Model A · 72 years left | 105 sqm | S$705,000 | S$6,714 psm |
| Apr 2023 | Blk 33 · 5 ROOM · 19 TO 21 · Improved · 72 years left | 120 sqm | S$900,000 | S$7,500 psm |
Showing 4 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 33 · 5 ROOM | S$4,000 | — |
| Jul 2025 | Blk 33 · 4 ROOM | S$4,200 | — |
| Jan 2025 | Blk 33 · 5 ROOM | S$3,600 | — |
| Jan 2025 | Blk 33 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 33 · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 33 · 4 ROOM | S$1,000 | — |
| Feb 2023 | Blk 33 · 4 ROOM | S$2,500 | — |
| Jan 2023 | Blk 33 · 5 ROOM | S$4,000 | — |
| Jan 2023 | Blk 33 · 5 ROOM | S$3,000 | — |
| Jan 2023 | Blk 33 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 33 · 5 ROOM | S$2,700 | — |
| Jan 2022 | Blk 33 · 4 ROOM | S$1,500 | — |
| Dec 2021 | Blk 33 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 33 · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 33 · 5 ROOM | S$2,600 | — |
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 68 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 | 63 years | S$981,542 | S$1,083,702 | S$1,173,670 | S$1,194,196 |
| 10 years | 58 years | S$946,987 | S$1,154,371 | S$1,353,998 | S$1,401,771 |
| 20 years | 48 years | S$858,454 | S$1,275,618 | S$1,754,952 | S$1,880,979 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.