Blk 21 Balam Road

HDB · Geylang · Singapore 370021

Completed: 1965
Lease from: 1967 (99 years)
Storeys: 10
Resales since 1990: 174

Lease and eligibility context

About 40 years remain on the 99-year lease, based on its 1967 commencement year. This year-level figure is approximate.

A standard flat completed around 1965 would usually reach its 5-year MOP around 1970. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

120 flats: 120 × 3-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

3-room

S$310,502.48

Typical range S$306,502.71–S$339,161.77

See the 8 comparable sales

Sale	Home	Original	Adjusted
Oct 20257 to 9	21 BALAM ROADsame building · 60.3 sqm	S$324,000market -0.4% · storey -4.8%	S$307,189.15
Aug 20257 to 9	21 BALAM ROADsame building · 60.3 sqm	S$360,000market -0.4% · storey -4.8%	S$341,153.72
Aug 20254 to 6	21 BALAM ROADsame building · 60.3 sqm	S$340,000market -0.4%	S$338,497.79
Aug 20254 to 6	21 BALAM ROADsame building · 60.3 sqm	S$315,000market -0.4%	S$313,608.25
May 20251 to 3	21 BALAM ROADsame building · 60.3 sqm	S$285,000market -0.0% · storey +5.1%	S$299,267.86
Apr 20257 to 9	21 BALAM ROADsame building · 60.3 sqm	S$320,000market -0.0% · storey -4.8%	S$304,443.40
Jan 20251 to 3	21 BALAM ROADsame building · 60.3 sqm	S$290,000market +0.9% · storey +5.1%	S$307,396.70
Nov 20244 to 6	21 BALAM ROADsame building · 60.3 sqm	S$350,000market +2.5%	S$358,665.99

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-09-01.

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
3-room	1 sold	S$324,000	499	S$324,000 in Oct 2025

Price history

Quarterly median sale price. Hover or focus a point for its value.

3-room

Getting around

Tai Seng MRT StationExit B8 min walk670 m
Macpherson MRT StationExit E9 min walk710 m
Mattar MRT StationExit B11 min walk910 m

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

Canossa Catholic Primary School730 m

Primary, 1 to 2 km

Cedar Primary School1.4 km
Geylang Methodist School (primary)1.5 km
Maha Bodhi School1.6 km

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Circuit Road Blk 80 (80 Circuit Road Market and Food Centre)16 cooked-food stalls370 m
Circuit Road Blk 79/79A106 cooked-food stalls550 m
Circuit Road Blk 8940 cooked-food stalls860 m

Shopping malls

Macpherson Mall401 MACPHERSON ROAD MACPHERSON MALL SINGAPORE 368125860 m
Plq Mall10 PAYA LEBAR ROAD PLQ MALL SINGAPORE 4090571.6 km
The Woodleigh Mall11 BIDADARI PARK DRIVE THE WOODLEIGH MALL SINGAPORE 3678031.9 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 174 sales

Month	Flat type	Storey	Size	Price	S$ psf
Oct 2025	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$324,000	499
Aug 2025	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$360,000	555
Aug 2025	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$340,000	524
Aug 2025	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$315,000	485
May 2025	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$285,000	439
Apr 2025	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$320,000	493
Jan 2025	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$290,000	447
Nov 2024	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$350,000	539
Sep 2024	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$318,000	490
Jul 2024	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$290,000	447
Mar 2024	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$270,000	416
Dec 2023	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$290,000	447
Nov 2023	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$305,000	470
Sep 2023	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$288,000	444
Aug 2023	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$310,000	478
Dec 2022	3-roomStandard	10 to 12	60.3 sqm (649 sqft)	S$295,000	455
Nov 2022	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$290,000	447
Jul 2022	3-roomStandard	1 to 3	60 sqm (646 sqft)	S$258,000	399
Jul 2021	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$230,000	354
Jun 2021	3-roomStandard	1 to 3	60 sqm (646 sqft)	S$245,000	379
Mar 2020	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$200,000	308
Jan 2020	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$215,000	331
Jan 2020	3-roomStandard	7 to 9	60.3 sqm (649 sqft)	S$212,000	327
Jan 2020	3-roomStandard	10 to 12	60.3 sqm (649 sqft)	S$200,000	308
Jun 2019	3-roomStandard	1 to 3	60.3 sqm (649 sqft)	S$205,000	316
Sep 2018	3-roomStandard	10 to 12	60.3 sqm (649 sqft)	S$230,000	354
May 2018	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$232,000	357
Sep 2017	3-roomStandard	4 to 6	60.3 sqm (649 sqft)	S$220,000	339
Aug 2017	3-roomStandard	1 to 3	60 sqm (646 sqft)	S$268,000	415
Jan 2017	3-roomStandard	1 to 3	60 sqm (646 sqft)	S$230,000	356

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.