THE OLIV 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 23 units and is TOP 2013.
This profile draws on 1 recorded transaction 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 13 years from TOP, THE OLIV 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 THE OLIV 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 1 sale and 51 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE OLIV dashboard.
- Average sale price: $7,600,000 across 1 transaction
- Estimated gross rental yield: 3.1%
- District 10 PSF ranking: Above average (top 37%)
- Freehold tenure · CCR · D10 · 23 units
About THE OLIV
THE OLIV is a freehold condominium, located at BALMORAL ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by TG (BALMORAL) PTE LTD, comprising 23 residential units, completed in 2013.
As a freehold property, THE OLIV does not face lease decay concerns.
Sales Market Overview
THE OLIV has recorded 1 sale transaction with an average transaction price of $7,600,000, ranging from $7,600,000 to $7,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $2,278 psf | $7,600,000 | — |
THE OLIV ranks in the top 37% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THE OLIV trades 6.9% below the segment benchmark.
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Rental Market Overview
THE OLIV has recorded 51 rental transactions with monthly rents averaging $19,737/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 51 | $19,737/mo | $10,500/mo | $31,481/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $16,125/mo |
| 2022 | 11 | $18,883/mo |
| 2023 | 9 | $24,254/mo |
| 2024 | 7 | $19,975/mo |
| 2025 | 13 | $19,666/mo |
| 2026 | 3 | $18,700/mo |
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Investment Analysis
Based on average rents and sale prices, THE OLIV delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
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 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| 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 THE OLIV (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE OLIV
- Newton MRT
- Newton MRT
- Stevens MRT
- Stevens MRT
- Orchard MRT
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
- ISS International School (Preston)
Nearby MRT Stations
THE OLIV is 730m from Newton MRT (North-South Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 730m |
| Newton | DT11 | Downtown Line | 730m |
| 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 | 1.3 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 17 schools within 2 km of THE OLIV, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 430m |
| Singapore Chinese Girls' School (Primary) | Primary | 550m |
| ISS International School (Preston) | International | 640m |
| ISS International School (Paterson) | International | 720m |
| St. Anthony's Primary School | Primary | 740m |
| Chatsworth International School (Orchard) | International | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Methodist Girls' School | Secondary | 1.3 km |
| Methodist Girls' School (Primary) | Primary | 1.3 km |
| Nanyang Primary School | Primary | 1.3 km |
| St. Margaret's 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 0.73km — 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 23 units, THE OLIV 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 0.43km 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 1 recorded sale, 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.
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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THE OLIV 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. 1 transaction in URA provides 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
What is the average price for THE OLIV?
What is the rental yield for THE OLIV?
Is THE OLIV 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: 1 transaction analysed
- Rental data: 51 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 THE OLIV
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub 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 10 reads 116.8 as of June 2026 — down 3.6% 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 10 could add roughly 180 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 |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing THE OLIV against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.7 km away), an upgrader gap of about $6,700,000