Ballota Park Condominium
Overview & Key Facts
Ballota Park Condominium is a 396-unit development located along Mariam Way in District 19, within the established Hougang residential heartland. Completed in 2000 on a 99-year lease from 1997, the development was built by Tripartite Developers Pte Ltd (a Hong Leong Holdings subsidiary) and comprises 8 residential blocks spread across a generous land site. The development was designed to offer a suburban family-oriented living environment with full condominium facilities, spacious units, and a quiet residential setting within one of Singapore’s most mature northeastern HDB towns.
At an average transacted price of approximately $1,087–$1,116 psf, Ballota Park is one of the more affordable condominium options in the Hougang-Serangoon corridor — a price point that reflects both the development’s age and its distance from the nearest MRT station. The 396 units range from two-bedroom to three-bedroom configurations, with 41 floor plan types spanning approximately 990 to 1,948 sqft — notably generous sizing that is a major draw for families seeking space at a suburban price point. Hong Leong’s development track record adds a degree of confidence in the underlying build quality.
With approximately 70 years remaining on the 99-year lease, Ballota Park shares the tenure characteristics common to many developments of its late-1990s vintage. The rental yield of approximately 3.3% is respectable for the price point, and the development has maintained a steady following among families upgrading from surrounding HDB estates who value space, facilities, and a quieter living environment over MRT proximity and new-build finishes.
Location & Connectivity
Ballota Park Condominium sits within the Hougang-Upper Serangoon residential area, a mature northeastern neighbourhood served by several MRT stations, though none within immediate walking distance. The nearest stations include Hougang MRT (NE14) on the North-East Line and the upcoming stations on the Cross Island Line, approximately 1.2–1.5 km away. Bus services from nearby stops connect to both Hougang MRT and Tampines MRT, and the development is accessible via the PIE, TPE, and KPE expressways for motorists.
Daily amenities include Hougang Mall (approximately 2 km), which offers a supermarket, food court, and retail shops. The neighbourhood features multiple hawker centres, coffee shops, and wet markets typical of Singapore’s mature HDB towns. For larger shopping needs, NEX at Serangoon (approximately 3 km) is one of the largest suburban malls in Singapore, integrated with Serangoon MRT interchange on both the North-East and Circle lines.
The school catchment in the Hougang area includes Holy Innocents’ Primary School, Hougang Primary School, and CHIJ Our Lady of the Nativity, all within a reasonable distance. The area also has multiple preschools and childcare centres. For recreation, the Hougang-Punggol Park Connector network provides jogging and cycling paths that link to the wider northeastern park system.
Schools & Education
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | international | Within 1 km |
| Chongzheng Primary School | primary | ~1.7 km |
| Meridian Primary School | primary | ~2.0 km |
| Meridian Secondary School | secondary | ~2.0 km |
Facilities
Ballota Park Condominium provides a solid range of facilities for a suburban development of its era. The main amenities include a swimming pool, a tennis court, a squash court, a fitness room, BBQ pits, a playground, and covered car parking. The 8-block layout creates a spacious ground-level environment with mature landscaping that has had over two decades to establish, giving the development a leafy, settled character. 24-hour security provides a basic level of safety and access control.
“Ballota Park is unpretentious but functional. The facilities are a bit dated but well maintained for a 25-year-old development. The pool is clean, the squash court is a nice bonus that many newer condos lack, and the grounds are spacious with plenty of mature trees and greenery. Having a tennis court is great for the family. The security is adequate and the overall environment is quiet and peaceful — a genuine family neighbourhood.”
— Owner-occupier, 3-bedroom unit (SingaporeExpats review)
The facilities reflect the practical priorities of the late-1990s development era — a focus on functional recreational amenities rather than the lifestyle branding and design statements of contemporary projects. Buyers should expect well-used but maintained facilities without the resort-style pool lounges, sky terraces, or smart-home features of newer developments. The squash court is a distinctive inclusion that many newer condominiums have dropped from their facility roster, and the generous land site means the BBQ and pool areas feel spacious rather than cramped. For families seeking functional outdoor recreation space at a suburban price, the facility set is adequate.
Unit Sizes & Layout
Ballota Park Condominium offers 396 units across 41 floor plan types, ranging from approximately 990 to 1,948 sqft in two-bedroom to three-bedroom (with additional study or utility room) configurations. The unit sizes are notably generous — even the smallest two-bedroom units at approximately 990 sqft offer more space than most contemporary three-bedroom units in new-launch developments. The larger three-bedroom and three-plus-study units, approaching 1,948 sqft, provide family-sized accommodation that is genuinely rare at this price point.
The 8-block configuration across the generous site means units enjoy reasonable spacing and ventilation, with many stacks benefiting from outward-facing orientations over the surrounding low-rise HDB estate and greenery. Internal finishes are dated and most buyers undertaking a purchase should plan for comprehensive renovation — particularly kitchen cabinets, bathroom fixtures, flooring, and electrical systems that are approaching 25 years of service. The renovation budget is an essential part of the total acquisition cost, but even with a significant renovation spend, the total cost per sqft remains attractive compared to newer, smaller alternatives in the Hougang area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 37 | $960 | $1,092,534 |
| 4 BR | 37 | $988 | $1,490,148 |
Pricing & Market Position
Based on 74 recorded transactions, sale prices range from $815,000 to $1,895,000, averaging $1,291,341 (~$1,137 psf).
Rents range from $1,800 to $5,500 per month across 307 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 43.9% (from $809 to $1,164 psf).
Neighbourhood Comparison
Ballota Park Condominium ($1,087–$1,116 psf, 396 units, 99-year from 1997, ~70 years remaining) competes in the Hougang suburban affordable segment. The Minton ($1,200–$1,500 psf, 1,145 units, 99-year from 2011) at Hougang MRT is the volume benchmark — newer, directly at the MRT, and with significantly better facilities, but at a 20–40% PSF premium and with smaller unit sizes. For buyers who prioritise MRT access and modern facilities, The Minton is the natural upgrade path.
Kovan Residences ($1,300–$1,600 psf, 521 units, 99-year from 2008) at Kovan MRT offers integrated convenience with a mall, newer facilities, and a longer lease — a meaningful step up in both MRT access and development quality. Regent Heights ($1,000–$1,200 psf, 272 units, 99-year from 1996) near Buangkok is the closest direct competitor — similar vintage, similar pricing, and similar MRT distance constraints. Ballota Park’s advantages are its larger unit sizes, squash court, and Hong Leong development quality. Its weaknesses are the MRT distance, dated finishes, and lease position that mirrors the challenges of all late-1990s 99-year developments.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BALLOTA PARK CONDOMINIUM | Freehold | 2000 | 365 | $1,137 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,791 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,395 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,153 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
ShiokNest Scores
Our proprietary scoring system evaluates BALLOTA PARK CONDOMINIUM across multiple dimensions.
What Residents Say
“We upgraded from our HDB flat in Hougang and the extra space has been transformative for our family of five. Our three-bedroom unit is almost 1,600 sqft — the children each have their own room, and the living area is large enough for family gatherings. We invested about $80,000 in a full renovation and the unit looks brand new. The condo is quiet, the pool is great for weekend swimming, and the mature trees throughout the development create a really pleasant environment.”
— Owner-occupier, 3-bedroom unit (PropertyGuru review)
“The main drawback is the distance to the MRT — we rely on driving or taking the bus to Hougang station. But for the price we paid, we have a spacious home with full condo facilities that would cost 40–50% more in a newer development with smaller units. The squash court is a unique feature that the kids enjoy, and the security guards know all the residents by name. It feels like a genuine community rather than a transient rental development.”
— Owner-occupier, 3-bedroom unit (99.co review)
“I have been renting at Ballota Park for two years. The units are huge compared to what you get elsewhere at this rental price. The development is quiet and well maintained for its age, and my neighbours are mostly families with children. The facilities are basic but functional. My only complaint is that the facade and some common areas look dated — the green window frames are an acquired taste. But for the rent, the space and tranquillity are excellent value.”
— Tenant, 2-bedroom unit (SingaporeExpats review)
Strengths & Weaknesses
- Exceptionally generous unit sizes — 990 to 1,948 sqft, far larger than contemporary new launches
- Competitive suburban pricing at ~$1,087-$1,116 psf — among the most affordable condos in Hougang
- Full condo facilities including pool, tennis court, squash court, gym, BBQ, and playground
- Hong Leong Holdings (Tripartite) development pedigree — solid structural quality
- Mature landscaping with over 20 years of established greenery creates a pleasant living environment
- Spacious 8-block layout with generous site spacing and ventilation
- 3.3% rental yield — competitive for the entry quantum
- Quiet, settled family community with a genuine neighbourhood atmosphere
- Easy access to PIE, TPE, and KPE expressways for motorists
- Nearest MRT (Hougang) is 1.2-1.5 km away — not walkable, requires bus or car
- Approximately 70 years remaining on lease — approaching CPF and financing restriction zones
- Dated internal finishes from 2000 — comprehensive renovation is a practical necessity
- Common area aesthetics including facade show their age
- No water play features or modern children's amenities — facilities reflect late-1990s era
- Limited capital appreciation potential given lease position and MRT distance
- Neighbourhood lacks the lifestyle amenities of more central or new-town locations
Verdict
Ballota Park Condominium is a straightforward suburban family home proposition: generous space, functional facilities, and a quiet residential setting at one of the lowest PSF entry points in the Hougang-Serangoon condominium market. At approximately $1,087–$1,116 psf, it appeals to HDB upgraders who want the space of a large HDB flat (or more) within a gated condominium environment with pool, tennis court, and security — without the $1,500+ psf pricing of newer developments in the area.
The trade-offs are clear and must be weighed honestly. The MRT distance (1.2–1.5 km to Hougang station) is a genuine inconvenience for commuters without cars, and the approximately 70 years remaining on the lease places Ballota Park in the same challenging tenure territory as many late-1990s developments. The facilities and finishes are dated, and a comprehensive renovation is a practical necessity for any new buyer. These are not minor considerations — they define the buyer profile for Ballota Park as pragmatic families who prioritise space and affordability over prestige, newness, and transit convenience.
For that specific buyer — the growing family that needs 1,500+ sqft at under $1.5 million in a secured condominium environment, and is willing to drive or bus to the MRT — Ballota Park delivers tangible value. The Hong Leong development pedigree provides structural confidence, the mature landscaping creates a pleasant living environment, and the rental yield of 3.3% is competitive. The lease is the long-term constraint, and buyers planning a hold beyond 10–15 years should carefully consider the impact of further lease decay on their exit options.