Ballota Park Condominium sits in a quietly residential pocket of District 17, on the eastern fringe where Loyang, Pasir Ris and the approaches to Changi meet. Completed in 2000 as a 365-unit freehold development by Tripartite Developers Pte Ltd, a Hong Leong Holdings joint venture, the project is one of the older established freehold estates in the east-fringe OCR. For buyers triangulating between the freehold scarcity premium of the east, the family-suburb logic of Pasir Ris, and the future upside of the Cross Island Line Pasir Ris interchange, Ballota Park offers a useful case study. This review looks at what the data, the location, and the wider District 17 market imply for buyers in 2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 17 — covering Loyang, Changi and the eastern reaches of Pasir Ris — has historically traded at a discount to its more central east-coast neighbours (D15, D16) in exchange for the airport corridor and the open, lower-density street pattern characteristic of the east fringe. That positioning is shifting. The URA Master Plan reaffirms Pasir Ris as a regional town centre with sustained mixed-use intensification, and the Cross Island Line Pasir Ris interchange — converting today’s East-West Line terminus into a two-line node — is the single largest connectivity catalyst the east fringe has seen since the EWL itself. Ballota Park’s freehold tenure, in a district where new launches are dominated by 99-year leasehold stock, gives it a structural scarcity hedge. The estate’s 74 sales transactions on file are a modest evidence base; buyers should cross-reference recent caveats on the URA private property transactions portal and benchmark against neighbouring D17 freeholds via the price heatmap.
We track 74 sales and 316 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BALLOTA PARK CONDOMINIUM dashboard.
- Average sale price: $1,291,341 across 74 transactions
- Estimated gross rental yield: 3.1%
- District 17 PSF ranking: Value tier (top 84%)
- Freehold tenure · OCR · D17 · 365 units
About BALLOTA PARK CONDOMINIUM
BALLOTA PARK CONDOMINIUM is a freehold condominium, located at MARIAM WAY in District 17 (Changi, Loyang) (Outside Central Region), developed by TRIPARTITE DEVELOPERS PTE LTD (HONG LEONG HOLDINGS LTD), comprising 365 residential units, completed in 2000.
As a freehold property, BALLOTA PARK CONDOMINIUM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BALLOTA PARK CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 37 | $960 psf | $1,092,534 |
| 4 BR | 37 | $988 psf | $1,490,148 |
Sales Market Overview
BALLOTA PARK CONDOMINIUM has recorded 74 sale transactions with an average transaction price of $1,291,341, ranging from $815,000 to $1,895,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $809 psf | $1,053,154 | — |
| 2022 | 17 | $904 psf | $1,200,557 | ↑ 11.8% |
| 2023 | 14 | $1,007 psf | $1,348,492 | ↑ 11.4% |
| 2024 | 12 | $1,028 psf | $1,300,574 | ↑ 2.1% |
| 2025 | 14 | $1,079 psf | $1,502,714 | ↑ 5.0% |
| 2026 | 4 | $1,164 psf | $1,483,750 | ↑ 7.9% |
BALLOTA PARK CONDOMINIUM ranks in the top 84% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, BALLOTA PARK CONDOMINIUM trades 37.2% below the segment benchmark.
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Rental Market Overview
BALLOTA PARK CONDOMINIUM has recorded 316 rental transactions with monthly rents averaging $3,284/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 108 | $2,833/mo | $1,800/mo | $4,200/mo |
| 3 BR | 199 | $3,466/mo | $2,050/mo | $5,000/mo |
| 4 BR | 9 | $4,661/mo | $3,250/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 60 | $2,444/mo |
| 2022 | 70 | $2,847/mo |
| 2023 | 62 | $3,774/mo |
| 2024 | 52 | $3,572/mo |
| 2025 | 52 | $3,758/mo |
| 2026 | 20 | $3,828/mo |
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Investment Analysis
Based on average rents and sale prices, BALLOTA PARK CONDOMINIUM delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,792 psf | 601 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows BALLOTA PARK CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BALLOTA PARK CONDOMINIUM
- United World College of South East Asia (East)
- Chongzheng Primary School
- Meridian Primary School
Nearby Schools
There are 4 schools within 2 km of BALLOTA PARK CONDOMINIUM, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | International | 970m |
| Chongzheng Primary School | Primary | 1.7 km |
| Meridian Primary School | Primary | 2.0 km |
| Meridian Secondary School | Secondary | 2.0 km |
- Freehold tenure in a leasehold-dominated district: District 17’s new-launch pipeline is overwhelmingly 99-year leasehold, which makes Ballota Park’s freehold status a structural differentiator for buyers prioritising tenure resilience. Model the long-run lease-decay differential with the lease decay calculator.
- Cross Island Line upside at Pasir Ris: The CRL interchange at Pasir Ris is the most consequential connectivity upgrade the east fringe has seen in two decades, with broad evidence in the URA and HDB price data that two-line MRT nodes command durable premiums.
- Established family-suburb catchment: Pasir Ris Park, Pasir Ris Beach, Downtown East and the wider east-coast recreational belt anchor a family lifestyle proposition that is difficult to replicate in denser inland districts.
- School cluster: Proximity to Loyang Primary, Loyang View Secondary and the wider Pasir Ris school catchment supports stable owner-occupier demand from young families, the deepest segment of east-fringe buyers.
- Hong Leong developer pedigree: Tripartite Developers (Hong Leong Holdings) is one of Singapore’s most established residential developers, with a long track record of estate maintenance quality and resale-market familiarity.
- Changi Airport employment corridor: Easy access to the Changi Airport, Changi Business Park and the wider eastern logistics belt supports a stable rental tenant pool of aviation, hospitality and corporate professionals.
- Project age: TOP 2000 means Ballota Park is now 26 years old and entering the heavier end of the maintenance cycle — lift modernisation, waterproofing, façade refurbishment — which can lift sinking-fund contributions and special levies over the coming decade.
- Walk to Pasir Ris MRT: Ballota Park is not a sub-5-minute covered walk to Pasir Ris MRT; buyers reliant on rail commutes should verify the actual walking time and feeder-bus options on site rather than relying on map-line distance.
- Competition from newer Pasir Ris launches: Recent and upcoming launches in the Pasir Ris regional centre introduce newer specifications, smaller efficient layouts and integrated mall connectivity that may pressure resale absorption for 2000s-vintage stock.
- Thin transaction base: Only 74 sales on file means individual outlier caveats can disproportionately move reported averages; price discovery is less granular than at higher-velocity estates.
- East-fringe liquidity: D17 historically has thinner secondary-market liquidity than central east districts; exit timing matters more here than in D15 or D16. Stress-test the holding horizon before committing.
- Interest-rate sensitivity: For leveraged purchases, current MAS benchmark rates remain materially above the 2020–2022 trough, compressing leveraged yield. Stress-test affordability via the TDSR calculator.
Ballota Park tends to suit buyers whose horizon and household profile align with the project’s freehold-tenure premium and east-fringe lifestyle logic rather than with chasing the newest-launch novelty. Singapore Citizen owner-occupier families with school-going children, especially those targeting the Loyang school cluster or the wider Pasir Ris catchment, will find the family-suburb proposition compelling, with Pasir Ris Park and Beach as a permanent recreational amenity. Singapore PR upgraders moving out of HDB and prioritising freehold tenure over a brand-new project can use Ballota Park’s freehold status as a hedge against the lease-decay erosion that compounds in 99-year stock; the affordability calculator and stamp duty calculator should anchor the budget envelope before viewing. SC2 / second-property investors face Additional Buyer’s Stamp Duty per the IRAS ABSD schedule, which materially raises the entry hurdle — model the after-ABSD breakeven with the ROI calculator, weighing CRL-Pasir-Ris-upside against thinner D17 liquidity. Foreign buyers face the highest ABSD tier and should weigh Ballota Park primarily on yield, freehold-tenure resilience and exit liquidity rather than capital-gains optimism.
Ballota Park is not the project to buy if the goal is the newest fittings, a sub-5-minute MRT walk, or the smallest, most rentable shoebox layout in the east. It is, however, one of the more credible expressions of the “freehold east-fringe family suburb” thesis — a 365-unit freehold estate by Hong Leong’s Tripartite Developers, embedded in a Pasir Ris catchment whose connectivity trajectory the Cross Island Line and the URA Master Plan have explicitly back-stopped. For buyers whose holding horizon is long, whose tenure preferences lean conservative, and whose family or work logic already points east, the project warrants serious shortlisting alongside peer D17 freeholds on the comparison tool. As always, individual unit selection — stack, floor, layout efficiency, view — will matter as much as the project-level thesis.
FAQ
What is the average price for BALLOTA PARK CONDOMINIUM?
What is the rental yield for BALLOTA PARK CONDOMINIUM?
Is BALLOTA PARK CONDOMINIUM freehold or leasehold?
What is the impact of the Cross Island Line at Pasir Ris MRT?
What stamp duties apply for a foreign buyer?
How should I stress-test affordability?
What is the realistic rental tenant pool?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 74 transactions analysed
- Rental data: 316 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 BALLOTA PARK CONDOMINIUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 969 condo transactions recorded in District 17 over the last 12 months, 67% new sale, 33% resale. 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 17 reads 148.0 as of June 2026. 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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HDB Alternatives Nearby
Weighing BALLOTA PARK CONDOMINIUM against staying public? These HDB towns sit within walking or short-drive distance: