BALMORAL TOWER is a 53-year balance leasehold development along BALMORAL ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 34 units and is TOP 1980.
This profile draws on 0 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for BALMORAL TOWER 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 0 sales and 29 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BALMORAL TOWER dashboard.
- · CCR · D10 · 34 units
About BALMORAL TOWER
BALMORAL TOWER is a condominium, located at BALMORAL ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by SYNDICATE DEVELOPMENT PTE LTD, comprising 34 residential units, completed in 1980.
With approximately 53 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Rental Market Overview
BALMORAL TOWER has recorded 29 rental transactions with monthly rents averaging $7,428/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 29 | $7,428/mo | $5,000/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $6,325/mo |
| 2022 | 12 | $6,667/mo |
| 2023 | 4 | $9,250/mo |
| 2024 | 6 | $8,267/mo |
| 2025 | 3 | $7,833/mo |
Loading chart data...
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows BALMORAL TOWER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BALMORAL TOWER
- Newton MRT
- Newton MRT
- Stevens MRT
- Stevens MRT
- Mount Pleasant MRT
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
- St. Joseph'
Nearby MRT Stations
BALMORAL TOWER is 600m from Newton MRT (North-South Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 600m |
| Newton | DT11 | Downtown Line | 600m |
| Stevens | DT10 | Downtown Line | 920m |
| Stevens | TE11 | Thomson-East Coast Line | 920m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.2 km |
| Novena | NS20 | North-South Line | 1.2 km |
| Orchard | NS22 | North-South Line | 1.4 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of BALMORAL TOWER, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 230m |
| Singapore Chinese Girls' School (Primary) | Primary | 300m |
| St. Joseph's Institution | Secondary | 860m |
| St. Anthony's Primary School | Primary | 900m |
| ISS International School (Preston) | International | 950m |
| ISS International School (Paterson) | International | 1.0 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| New Town Primary School | Primary | 1.5 km |
| Nanyang Primary School | Primary | 1.6 km |
| Nanyang Girls' High School | Secondary | 1.6 km |
Walking-distance MRT. Newton is about 0.60km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 34 units, BALMORAL TOWER 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. Anglo-Chinese School (Primary) sits about 0.23km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 53 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BALMORAL TOWER benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 BALMORAL TOWER?
What is the rental yield for BALMORAL TOWER?
Is BALMORAL TOWER freehold or leasehold?
How far is the nearest MRT from BALMORAL TOWER?
What is the tenure of BALMORAL TOWER?
How does BALMORAL TOWER compare to other projects in the district?
What stamp duty applies for a foreign buyer of BALMORAL TOWER?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 29 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 BALMORAL TOWER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.