BALESTIER 288 is a freehold development along BALESTIER ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 11 units and is TOP 2004.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 22 years from TOP, BALESTIER 288 is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for BALESTIER 288 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 10 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BALESTIER 288 dashboard.
- Average sale price: $1,151,667 across 3 transactions
- Estimated gross rental yield: 3.1%
- District 12 PSF ranking: Value tier (top 96%)
- Freehold tenure · RCR · D12 · 11 units
About BALESTIER 288
BALESTIER 288 is a freehold condominium, located at BALESTIER ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by CITY DEVELOPMENT LAND (MKTG AGT-DTZ), comprising 11 residential units, completed in 2004.
As a freehold property, BALESTIER 288 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BALESTIER 288:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,129 psf | $705,000 |
| 3 BR | 2 | $1,130 psf | $1,375,000 |
Sales Market Overview
BALESTIER 288 has recorded 3 sale transactions with an average transaction price of $1,151,667, ranging from $705,000 to $1,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,129 psf | $705,000 | — |
| 2022 | 1 | $1,069 psf | $1,300,000 | ↓ 5.4% |
| 2023 | 1 | $1,192 psf | $1,450,000 | ↑ 11.5% |
BALESTIER 288 ranks in the top 96% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, BALESTIER 288 trades 44.9% below the segment benchmark.
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Rental Market Overview
BALESTIER 288 has recorded 10 rental transactions with monthly rents averaging $2,965/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 7 | $2,993/mo | $1,850/mo | $3,600/mo |
| 3 BR | 3 | $2,900/mo | $2,900/mo | $2,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $2,900/mo |
| 2022 | 2 | $2,600/mo |
| 2023 | 2 | $3,550/mo |
| 2024 | 1 | $1,850/mo |
| 2025 | 2 | $3,250/mo |
| 2026 | 1 | $3,200/mo |
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Investment Analysis
Based on average rents and sale prices, BALESTIER 288 delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows BALESTIER 288 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BALESTIER 288
- Novena MRT
- Boon Keng MRT
- Farrer Park MRT
- Toa Payoh MRT
- Bendemeer MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- School of Science and Technology
Nearby MRT Stations
BALESTIER 288 is 1.0 km from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 1.0 km |
| Boon Keng | NE9 | North-East Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.2 km |
| Toa Payoh | NS19 | North-South Line | 1.3 km |
| Bendemeer | DT23 | Downtown Line | 1.5 km |
Nearby Schools
There are 24 schools within 2 km of BALESTIER 288, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 630m |
| Beatty Secondary School | Secondary | 920m |
| School of Science and Technology | Jc | 1.1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| Farrer Park Primary School | Primary | 1.2 km |
| Bendemeer Primary School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.5 km |
| Hong Wen School | Primary | 1.6 km |
| Stamford Primary School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 11 units, BALESTIER 288 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.63km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.03km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: BALESTIER 288 sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BALESTIER 288?
What is the rental yield for BALESTIER 288?
Is BALESTIER 288 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 10 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BALESTIER 288
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 12 could add roughly 335 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing BALESTIER 288 against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (120m away), an upgrader gap of about $250,000
- Toa Payoh — 4-room average $929,793 (830m away), an upgrader gap of about $200,000
- Central Area — 4-room average $1,088,814 (1.5 km away), an upgrader gap of about $50,000