BALMY COURT is a freehold development along LORONG 27A GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 29 units and is TOP 1998.
This profile draws on 3 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 14 (Geylang / Eunos), the immediate context for BALMY COURT 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 24 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BALMY COURT dashboard.
- Average sale price: $1,006,667 across 3 transactions
- Estimated gross rental yield: 5.0%
- District 14 PSF ranking: Value tier (top 86%)
- Freehold tenure · RCR · D14 · 29 units
About BALMY COURT
BALMY COURT is a freehold condominium, located at LORONG 27A GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), developed by CHIANG YEE MENG, LIM LAY BEE & LIM LAY CHOON, comprising 29 residential units, completed in 1998.
As a freehold property, BALMY COURT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BALMY COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,290 psf | $1,000,000 |
| 3 BR | 2 | $898 psf | $1,010,000 |
Sales Market Overview
BALMY COURT has recorded 3 sale transactions with an average transaction price of $1,006,667, ranging from $920,000 to $1,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $743 psf | $920,000 | — |
| 2022 | 1 | $1,054 psf | $1,100,000 | ↑ 41.8% |
| 2026 | 1 | $1,290 psf | $1,000,000 | ↑ 22.5% |
BALMY COURT ranks in the top 86% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, BALMY COURT trades 49.7% below the segment benchmark.
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Rental Market Overview
BALMY COURT has recorded 24 rental transactions with monthly rents averaging $4,198/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 9 | $3,594/mo | $2,100/mo | $4,600/mo |
| 3 BR | 15 | $4,560/mo | $3,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $2,750/mo |
| 2022 | 4 | $3,363/mo |
| 2023 | 6 | $4,867/mo |
| 2024 | 4 | $4,725/mo |
| 2025 | 6 | $4,700/mo |
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Investment Analysis
Based on average rents and sale prices, BALMY COURT delivers an estimated gross rental yield of 5.0%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows BALMY COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BALMY COURT
- Aljunied MRT
- Dakota MRT
- Mountbatten MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- Kong Hwa School
Nearby MRT Stations
BALMY COURT is 330m from Aljunied MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 330m |
| Dakota | CC8 | Circle Line | 760m |
| Mountbatten | CC7 | Circle Line | 950m |
| Paya Lebar | EW8 | East-West Line | 1.0 km |
| Paya Lebar | CC9 | Circle Line | 1.0 km |
| Mattar | DT25 | Downtown Line | 1.4 km |
| MacPherson | CC10 | Circle Line | 1.5 km |
| MacPherson | DT26 | Downtown Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of BALMY COURT, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 230m |
| Geylang Methodist School (Secondary) | Secondary | 360m |
| Kong Hwa School | Primary | 610m |
| One World International School (Mountbatten) | International | 630m |
| Haig Girls' School | Primary | 1.3 km |
| Macpherson Primary School | Primary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.6 km |
| Tao Nan School | Primary | 1.7 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
| EtonHouse International School (Broadrick) | International | 1.8 km |
| Tanjong Katong Girls' School | Secondary | 1.9 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.
Genuine walk-to-MRT access. Aljunied sits about 0.33km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 29 units, BALMY COURT 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. Geylang Methodist 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.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BALMY COURT combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 BALMY COURT?
What is the rental yield for BALMY COURT?
Is BALMY COURT freehold or leasehold?
How far is the nearest MRT from BALMY COURT?
What is the tenure of BALMY COURT?
How does BALMY COURT compare to other projects in the district?
What stamp duty applies for a foreign buyer of BALMY COURT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 24 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 BALMY COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.