The production of methyl methacrylate (MMA) via one-step gaseous aldol condensation of methyl propionate (MP) and formaldehyde (FA) has received wide attention. Herein, series of polyethylene glycol (PEG) promoted Cs-Zr/SiO2 catalysts were developed and characterized by XRD, FT-IR, HR-TEM, BET, NH3–/CO2-TPD and Py-IR etc. The dispersion of active acid and base sites and their balance in catalyst could be significantly improved with the addition of PEG, which facilitated the activation of reactants and conversion towards product MMA. Furthermore, the relationship between the acid-base properties and catalytic performance was revealed, the acid and base sites were responsible for the decomposition of trioxane, which was used as the source of FA, and transformation of MP, respectively. The in-situ DRIFTS experiments unraveled two catalytic pathways through the synergistic effects between the acid and base sites during the aldol condensation of MP with FA to MMA. Kinetic studies revealed that the activation energy of this aldol condensation on the optimal catalyst is 97.9 kJ/mol, with the reaction order of 0.98 and 1.18 corresponding to MP and FA. Deactivation behavior studies demonstrated that the decrease of catalytic activity as a function of time-on-stream was resulting from the deposition of predominant amorphous carbon instead of the loss of active components.