THREE BALMORAL 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 40 units and is an established secondary-market project.
This profile draws on 3 recorded transactions 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.
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 THREE BALMORAL 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 77 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THREE BALMORAL dashboard.
- Average sale price: $2,353,333 across 3 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Mid-range (top 55%)
- Freehold tenure · CCR · D10 · 40 units
About THREE BALMORAL
THREE BALMORAL is a freehold condominium, located at BALMORAL ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 40 residential units.
As a freehold property, THREE BALMORAL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THREE BALMORAL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,135 psf | $1,310,000 |
| 3 BR | 1 | $1,742 psf | $2,250,000 |
| 4 BR | 1 | $2,274 psf | $3,500,000 |
Sales Market Overview
THREE BALMORAL has recorded 3 sale transactions with an average transaction price of $2,353,333, ranging from $1,310,000 to $3,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,742 psf | $2,250,000 | — |
| 2023 | 1 | $2,135 psf | $1,310,000 | ↑ 22.6% |
| 2026 | 1 | $2,274 psf | $3,500,000 | ↑ 6.5% |
THREE BALMORAL ranks in the top 55% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THREE BALMORAL trades 16.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
THREE BALMORAL has recorded 77 rental transactions with monthly rents averaging $5,457/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 42 | $3,554/mo | $2,600/mo | $4,300/mo |
| 2 BR | 2 | $5,250/mo | $5,100/mo | $5,400/mo |
| 3 BR | 33 | $7,892/mo | $6,000/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $4,967/mo |
| 2022 | 17 | $5,119/mo |
| 2023 | 10 | $5,230/mo |
| 2024 | 13 | $6,350/mo |
| 2025 | 15 | $5,930/mo |
| 2026 | 7 | $4,986/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THREE BALMORAL delivers an estimated gross rental yield of 2.8%. 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 | $2,786 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 THREE BALMORAL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THREE BALMORAL
- Stevens MRT
- Stevens MRT
- Newton MRT
- Newton MRT
- Orchard MRT
- ISS International School (Preston)
- ISS International School (Paterson)
- Anglo-Chinese School (Primary)
Nearby MRT Stations
THREE BALMORAL is 840m from Stevens MRT (Downtown Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 840m |
| Stevens | TE11 | Thomson-East Coast Line | 840m |
| Newton | NS21 | North-South Line | 860m |
| Newton | DT11 | Downtown Line | 860m |
| Orchard | NS22 | North-South Line | 1.1 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.1 km |
| Napier | TE12 | Thomson-East Coast Line | 1.1 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of THREE BALMORAL, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 480m |
| ISS International School (Paterson) | International | 560m |
| Anglo-Chinese School (Primary) | Primary | 590m |
| Singapore Chinese Girls' School (Primary) | Primary | 710m |
| St. Anthony's Primary School | Primary | 710m |
| Chatsworth International School (Orchard) | International | 950m |
| Methodist Girls' School | Secondary | 1.1 km |
| Methodist Girls' School (Primary) | Primary | 1.1 km |
| Nanyang Primary School | Primary | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.5 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.
Boutique character. With 40 units, THREE BALMORAL 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. ISS International School (Preston) sits about 0.48km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.84km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THREE BALMORAL sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 THREE BALMORAL?
What is the rental yield for THREE BALMORAL?
Is THREE BALMORAL 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: 3 transactions analysed
- Rental data: 77 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 THREE BALMORAL
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.
Loading chart data...
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.
Loading chart data...
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 THREE BALMORAL against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $1,450,000