Balmoral 8
Located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), Balmoral 8 is a freehold condominium in the Core Central Region (CCR). The development was completed in 2003 and comprises 40 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
BALMORAL 8 is a freehold condominium at BALMORAL ROAD in District 10 (CCR), developed by PINE TREE CONDOMINIUM PTE LTD, comprising 40 units, completed in 2003.
Location & Connectivity
BALMORAL 8 is approximately 660m from Newton MRT station, with 10 stations within 1.5 km.
Schools & Education
17 schools within 2 km (5 within 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 | 660m |
| St. Anthony's Primary School | Primary | 690m |
| ISS International School (Paterson) | International | 740m |
| Chatsworth International School (Orchard) | International | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $2,104 psf | $3,823,000 |
| 5+ BR | 3 | $1,970 psf | $3,870,000 |
Market Position
BALMORAL 8 has recorded 8 sales at an average price of $3,840,625.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,891 psf | — |
| 2022 | 1 | $2,173 psf | ↑ 14.9% |
| 2023 | 2 | $2,268 psf | ↑ 4.4% |
| 2024 | 1 | $2,282 psf | ↑ 0.6% |
| 2025 | 1 | $1,764 psf | ↓ 22.7% |
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From the 2024 high, BALMORAL 8 prices have given back 22.7% — still 6.7% below the 2021 baseline.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,468 psf | 299 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 40-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. At ~660m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For international school families and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BALMORAL 8 is a freehold development in District 10 (CCR), with 40 units, offering a gross yield of 2.3%.
At ~$1,764 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL 8 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL 8 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 $2,950,000
FAQ
What is the average PSF for BALMORAL 8?
Is BALMORAL 8 freehold?
What is the rental yield for BALMORAL 8?
Which MRT is nearest to BALMORAL 8?
Sources & Next Steps
- BALMORAL 8 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 34 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 8 records analysed · Source: URA private-sale caveats