VOLARI 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 85 units and is TOP 2012.
This profile draws on 11 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 14 years from TOP, VOLARI 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 VOLARI 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 11 sales and 119 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VOLARI dashboard.
- Average sale price: $4,588,182 across 11 transactions
- Estimated gross rental yield: 2.3%
- District 10 PSF ranking: Above average (top 29%)
- Freehold tenure · CCR · D10 · 85 units
About VOLARI
VOLARI is a freehold condominium, located at BALMORAL ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by CITY DEVELOPMENTS LIMITED, comprising 85 residential units, completed in 2012.
As a freehold property, VOLARI does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VOLARI:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $2,286 psf | $3,026,667 |
| 4 BR | 1 | $2,494 psf | $4,080,000 |
| 5+ BR | 7 | $2,409 psf | $5,330,000 |
Sales Market Overview
VOLARI has recorded 11 sale transactions with an average transaction price of $4,588,182, ranging from $2,870,000 to $6,080,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $2,091 psf | $3,795,000 | — |
| 2022 | 2 | $2,493 psf | $3,690,000 | ↑ 19.3% |
| 2023 | 1 | $2,409 psf | $4,900,000 | ↓ 3.4% |
| 2024 | 2 | $2,486 psf | $5,540,000 | ↑ 3.2% |
| 2025 | 2 | $2,743 psf | $5,965,000 | ↑ 10.3% |
VOLARI ranks in the top 29% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, VOLARI trades 2.6% below the segment benchmark.
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Rental Market Overview
VOLARI has recorded 119 rental transactions with monthly rents averaging $8,772/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 40 | $6,518/mo | $5,000/mo | $9,000/mo |
| 3 BR | 42 | $8,790/mo | $6,600/mo | $13,000/mo |
| 4 BR | 37 | $11,189/mo | $8,200/mo | $16,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 24 | $7,604/mo |
| 2022 | 25 | $8,004/mo |
| 2023 | 23 | $9,848/mo |
| 2024 | 18 | $9,322/mo |
| 2025 | 25 | $9,484/mo |
| 2026 | 4 | $7,475/mo |
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Investment Analysis
Based on average rents and sale prices, VOLARI 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 VOLARI (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VOLARI
- Newton MRT
- Newton MRT
- Stevens MRT
- Stevens MRT
- Orchard MRT
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
- St. Anthony'
Nearby MRT Stations
VOLARI is 590m from Newton MRT (North-South Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 590m |
| Newton | DT11 | Downtown Line | 590m |
| Stevens | DT10 | Downtown Line | 950m |
| Stevens | TE11 | Thomson-East Coast Line | 950m |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.4 km |
| Novena | NS20 | North-South Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of VOLARI, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 290m |
| Singapore Chinese Girls' School (Primary) | Primary | 410m |
| St. Anthony's Primary School | Primary | 710m |
| ISS International School (Preston) | International | 750m |
| ISS International School (Paterson) | International | 830m |
| St. Joseph's Institution | Secondary | 1.1 km |
| Chatsworth International School (Orchard) | International | 1.2 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Methodist Girls' School | Secondary | 1.4 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| Nanyang 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.
Walking-distance MRT. Newton is about 0.59km — 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 85 units, VOLARI 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 0.29km 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 11 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.
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": "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: VOLARI 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. 11 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
What is the average price for VOLARI?
What is the rental yield for VOLARI?
Is VOLARI freehold or leasehold?
How far is the nearest MRT from VOLARI?
What is the tenure of VOLARI?
How does VOLARI compare to other projects in the district?
What stamp duty applies for a foreign buyer of VOLARI?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 119 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 VOLARI
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.