BELMOND GREEN is a freehold development along BALMORAL ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 211 units and is TOP 2004.
This profile draws on 35 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.
At roughly 22 years from TOP, BELMOND GREEN 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 10 (Bukit Timah / Holland), the immediate context for BELMOND GREEN 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 35 sales and 262 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELMOND GREEN dashboard.
- Average sale price: $2,952,229 across 35 transactions
- Estimated gross rental yield: 2.3%
- District 10 PSF ranking: Above average (top 31%)
- Freehold tenure · CCR · D10 · 211 units
About BELMOND GREEN
BELMOND GREEN is a freehold condominium, located at BALMORAL ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by CAPITALAND, comprising 211 residential units, completed in 2004.
As a freehold property, BELMOND GREEN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BELMOND GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 30 | $2,383 psf | $2,868,600 |
| 4 BR | 5 | $2,195 psf | $3,454,000 |
Sales Market Overview
BELMOND GREEN has recorded 35 sale transactions with an average transaction price of $2,952,229, ranging from $1,850,000 to $3,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $2,037 psf | $2,501,917 | — |
| 2022 | 4 | $2,270 psf | $2,685,000 | ↑ 11.4% |
| 2023 | 5 | $2,332 psf | $3,297,800 | ↑ 2.7% |
| 2024 | 5 | $2,643 psf | $3,391,600 | ↑ 13.3% |
| 2025 | 8 | $2,665 psf | $3,202,250 | ↑ 0.9% |
| 2026 | 1 | $2,756 psf | $3,500,000 | ↑ 3.4% |
BELMOND GREEN ranks in the top 31% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, BELMOND GREEN trades 3.7% below the segment benchmark.
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Rental Market Overview
BELMOND GREEN has recorded 262 rental transactions with monthly rents averaging $5,581/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 107 | $4,735/mo | $3,150/mo | $6,800/mo |
| 3 BR | 127 | $5,888/mo | $3,900/mo | $8,600/mo |
| 4 BR | 28 | $7,418/mo | $4,900/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 34 | $4,135/mo |
| 2022 | 67 | $5,079/mo |
| 2023 | 43 | $6,116/mo |
| 2024 | 51 | $6,198/mo |
| 2025 | 45 | $6,013/mo |
| 2026 | 22 | $5,977/mo |
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Investment Analysis
Based on average rents and sale prices, BELMOND GREEN delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 BELMOND GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELMOND GREEN
- Newton MRT
- Newton MRT
- Stevens MRT
- Stevens MRT
- Orchard MRT
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
- ISS International School (Preston)
Nearby MRT Stations
BELMOND GREEN is 700m from Newton MRT (North-South Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 700m |
| Newton | DT11 | Downtown Line | 700m |
| Stevens | DT10 | Downtown Line | 850m |
| Stevens | TE11 | Thomson-East Coast Line | 850m |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
| Napier | TE12 | Thomson-East Coast Line | 1.4 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of BELMOND GREEN, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 380m |
| Singapore Chinese Girls' School (Primary) | Primary | 500m |
| ISS International School (Preston) | International | 700m |
| St. Anthony's Primary School | Primary | 770m |
| ISS International School (Paterson) | International | 780m |
| St. Joseph's Institution | Secondary | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Methodist Girls' School | Secondary | 1.3 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| Nanyang Primary School | Primary | 1.4 km |
| Nanyang Girls' High School | Secondary | 1.4 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.
Walking-distance MRT. Newton is about 0.70km — 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.
Solid facilities scale. 211 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Anglo-Chinese School (Primary) sits about 0.38km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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": "green",
"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: BELMOND GREEN hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 35 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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
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What is the tenure of BELMOND GREEN?
How does BELMOND GREEN compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 35 transactions analysed
- Rental data: 262 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 BELMOND GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.