Belmond Green
Overview & Key Facts
Belmond Green is a 211-unit freehold condominium on Balmoral Road in District 10, completed in 2004 and launched by CRL Realty Pte Ltd — a development vehicle associated with CapitaLand, one of Asia’s largest diversified real estate groups. Spread across five 12-storey residential blocks on a 15,220 sqm freehold site, Belmond Green occupies one of the most prestigious residential corridors in Singapore: the Balmoral–Nassim–Claymore triangle that has historically defined the upper tier of District 10 living.
The name is apt. At launch, the developers invested in a lush tropical landscape concept, and two decades on, Belmond Green has grown into its identity: mature rain trees and layered planting soften the development’s boundaries, offering a sense of natural enclosure that newer condominiums — built to higher plot ratios with less retained greenery — rarely achieve. The visual contrast with the sleek glass towers rising in the Newton and Orchard corridors is striking. Belmond Green reads as an established estate rather than a construction project, and that maturity carries genuine value for a certain category of buyer.
With recent transactions averaging $2,657 PSF and a 2021–2025 appreciation arc from approximately $2,037 PSF to $2,657 PSF — a 30% gain in four years — Belmond Green sits well below its nearest luxury neighbours while capturing the same prestigious address. Ardmore Park transacts above $4,000 PSF; Cuscaden Reserve and 15 Holland Hill above $3,200 PSF. At the Balmoral Road price point, Belmond Green offers genuine D10 freehold exposure at a significant discount to the district’s trophy tier. For buyers who want the address, the tenure, and the school catchment without the seven-figure per-unit premiums of the Ardmore–Nassim belt, Belmond Green is one of the market’s more credible value propositions.
The investment score of 58/100 and ShiokNest score of 65/100 reflect a balanced profile: strong capital appreciation and pedigree tenure, tempered by a modest gross yield of approximately 2.2% and a walkability score of 61/100 that is respectable for a low-density estate area but cannot match the transit-connected convenience of Newton or Orchard Road condos nearby.
Location & Connectivity
Belmond Green is addressed at 15 Balmoral Road, one of the most recognisable residential streets in Singapore’s prime central region. Balmoral Road runs through the heart of the Tanglin–Newton residential belt, flanked by Good Class Bungalow (GCB) enclaves to the west and the low-density Balmoral Park precinct to the north. The surrounding streetscape is characterised by landed properties, large-site condominiums, and the quiet tree-lined pavements that distinguish Singapore’s most established residential areas from its denser, more commercially active neighbourhoods. Traffic is light, the environment is private, and the address carries social weight that is difficult to price but easy to appreciate.
MRT connectivity centres on two stations. Newton MRT (NS21/DT11) is 0.77 km away — an approximately 10-minute walk — offering both the North-South Line and the Downtown Line. NS Line connects directly to Orchard in one stop; the DT11 interchange provides access to Botanic Gardens, Beauty World, and the City Hall corridor. Stevens MRT (DT10/TE11) is 0.82 km away, combining the Downtown Line with the Thomson-East Coast Line — the latter providing a direct connection to Marina Bay in four stops and Woodlands in the other direction. For households that choose to walk to the MRT rather than drive, both stations are within comfortable range. For those who prefer to drive the first-last mile, the Newton and Stevens stations each have short-ride connectivity via Grab at minimal cost.
The wider neighbourhood amenity picture is defined by proximity to three distinct commercial hubs. Balmoral Plaza — a neighbourhood mall with F&B and services — is a 5-minute walk. United Square at Thomson Road offers more comprehensive retail and dining and is reachable on foot in 15 minutes or by car in 5. Newton Food Centre, one of Singapore’s most celebrated hawker centres, is about 10 minutes’ walk via the back roads toward Newton MRT — a genuine quality-of-life asset for residents who value Singapore’s hawker culture. Orchard Road, with its full complement of international retail and dining, is accessible by MRT in two stops from Newton or by car via Dunearn Road in under 10 minutes.
The recreational amenity story is anchored by the Botanic Gardens, approximately 2 km to the west. Singapore’s largest UNESCO World Heritage park provides cycling paths, National Orchid Garden, the Symphony Lake concert lawn, and kilometres of walking trails within reach of Belmond Green residents. The Singapore Polo Club on Thomson Road is nearby, as is the Tanglin Club and the American Club in the Tanglin corridor — all social amenities that matter to the expatriate and senior professional tenant cohort that has historically occupied Balmoral Road condominiums. Health City Novena, with its concentration of specialist hospitals and clinics, is a 10-minute drive via Thomson Road.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.2 km |
| St. Margaret's Primary School | primary | ~1.3 km |
Facilities
Belmond Green’s facilities package is defined by the development’s centrepiece: a 50-metre Athena lap pool that is large by any standard and exceptional for a 211-unit condominium. In an era when most developments of this scale feature pools in the 25–30m range, the 50m Athena pool delivers a genuine lap-swimming experience without the resort-hotel crowds that afflict larger developments. For fitness-oriented residents or those who train seriously in the water, this is a differentiating asset.
Beyond the pool, the facilities include a gymnasium, tennis court, sauna, Jacuzzi, BBQ pits, children’s playground, and a library. The gymnasium and communal library are characteristic of early CapitaLand-era developments — the library, a reading room typically fitted with bookshelves and comfortable seating, was a signature community feature in early-2000s CapitaLand condominiums and reflects an era when developers built for long-term residency rather than pure rental optimisation. Security is 24-hour with a guardhouse. Covered parking is provided.
“Beautiful condo with good facilities and at a good location. The pool is excellent and the grounds are very well maintained. A quiet, private estate.”
— Resident review via PropertyGuru
The development is now approximately 22 years old. Common area finishings have been maintained but reflect their vintage: marble lobby entries, tile-paved pool decks, and the slightly formal communal aesthetic of early-2000s CapitaLand projects. The facilities work well and are well-maintained; they do not, however, match the resort-style clubhouses of post-2015 developments. Buyers should evaluate the facilities as high-quality for their era rather than benchmarking against the full-service amenity decks of newer luxury condominiums at twice the price.
The five-block configuration gives the development a campus-like footprint, with each block serviced by lift lobbies and connected to the pool and facilities area via covered walkways. The layout promotes natural ventilation and preserves privacy between units — a benefit of the low-density estate planning that characterised 2004-era D10 condominiums before density ratios were revised upward in later development cycles.
Unit Sizes & Layout
Belmond Green’s 211 units are distributed across three bedroom types, with unit sizes ranging from 958 sqft for a two-bedroom to 2,411 sqft for a four-bedroom penthouse configuration. This generous sizing reflects the spatial norms of CapitaLand’s early-2000s premium residential projects, before the industry-wide compression of unit sizes that characterised Singapore’s development cycle from 2010 onwards. Today, the equivalent bedroom classifications in new launches within 1 km typically measure 20–30% smaller.
The dominant unit type is the three-bedroom, which in Belmond Green typically occupies 1,270–1,650 sqft — a layout with genuinely usable bedroom dimensions, a full-size utility room, and living and dining areas that can accommodate a dining table for six without furniture compromise. The four-bedroom configurations at 1,636–2,411 sqft are among the largest resale units available in the mid-premium D10 condo tier, offering a space-per-dollar ratio that larger new-launch peers at higher PSF cannot match.
Construction quality at Belmond Green reflects CapitaLand’s mid-range premium positioning of the era. Dragages Singapore, the well-regarded French-heritage construction firm with a long track record on Singapore’s major infrastructure projects, was the main contractor — a pedigree that translates into solid structural quality. Ceiling heights are standard at approximately 2.7 metres. Units purchased on the resale market today are likely to carry original finishings or renovation cycles from the 2010s. Buyers should budget $90,000–$130,000 for a comprehensive renovation of a three-bedroom unit to contemporary standards, covering kitchen, bathrooms, flooring, electrical, and built-in joinery.
Four-bedder units command significantly higher per-unit quanta on the resale market, typically transacting in the $3.2M–$4.5M range at current PSF levels, but the gross area makes them competitive on a price-per-square-foot basis versus smaller units in premium new launches. The four-bedroom cohort is particularly well-suited to the senior professional and expatriate family segment that has historically anchored Balmoral Road tenancy: households that require dedicated home office space, live-in helper rooms, and children’s bedrooms at meaningful sizes.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 30 | $2,383 | $2,868,600 |
| 4 BR | 5 | $2,195 | $3,454,000 |
Pricing & Market Position
Based on 35 recorded transactions, sale prices range from $1,850,000 to $3,950,000, averaging $2,952,229 (~$2,684 psf).
Rents range from $3,150 to $10,000 per month across 262 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35.3% (from $2,037 to $2,756 psf).
Neighbourhood Comparison
The sharpest comparison in Belmond Green’s immediate competitive set is with Balmoral Park, a freehold condominium of similar vintage on the same road. Balmoral Park’s recent transactions cluster around $2,200–$2,400 PSF with a smaller unit count; it shares Belmond Green’s address prestige and low-density character but lacks the 50m lap pool and has a more compact facilities package. For buyers choosing between the two, Belmond Green’s pool, its five-block campus layout, and the CapitaLand–Dragages construction lineage make it the more complete product at marginally higher PSF.
Moving up the price ladder, the Ardmore Park and Nassim Hill tier — Ardmore Park at $4,000+ PSF, Nassim Park Residences at $3,500+ PSF — represents the premium end of D10 freehold. These developments offer larger unit sizes (typically 2,000–4,000 sqft), full resort-standard facilities, and address prestige that commands a rental premium from the highest-tier expatriate and ultra-high-net-worth resident cohort. At roughly 60–70% of the per-PSF cost, Belmond Green gives up the trophy tier but retains the core freehold D10 structural advantages.
Among newer leasehold developments in the broader Newton–Novena corridor, The Atelier at Newton and recent launches around the Novena precinct have transacted in the $2,500–$2,900 PSF range on 99-year tenures. The comparison is instructive: buyers choosing between a 2004 freehold at $2,657 PSF and a 2022 leasehold at $2,700 PSF face a genuine tenure-versus-newness trade-off. The freehold site at Balmoral Road has no lease decay to price in; the newer leasehold unit offers contemporary finishings and a fresh facilities deck. For long-hold buyers with a 10+ year horizon, the freehold tenure typically wins the mathematical argument.
The boutique freehold developments in the Claymore–Orchard belt — 8 Hullet, The Botanic on Lloyd — price at $3,500–$4,000 PSF and target the small-family or investor segment seeking a more urban lifestyle with Orchard Road access. Belmond Green’s large unit sizes and Balmoral Road estate character make it a different proposition: quieter, more spacious, school-corridor-adjacent, and meaningfully cheaper per square foot. The right buyer for Belmond Green is typically a family with school-age children or a long-hold investor; the right buyer for 8 Hullet or The Botanic on Lloyd is a young professional couple or a downsizer from a landed property.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BELMOND GREEN | Freehold | 2004 | 211 | $2,684 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates BELMOND GREEN across multiple dimensions.
What Residents Say
“Excellent location on Balmoral Road, very quiet and private. The 50m pool is the best feature — never crowded, always well maintained. Walking to Newton hawker centre for supper has become a weekly ritual.”
— Owner review via PropertyGuru
“Stayed here for 3 years as a tenant. The unit was spacious — we had a proper guest room and a study, which is almost impossible in newer condos at this price level. Management is responsive and the grounds are always tidy.”
— Tenant review via 99.co
“We chose Belmond Green for the school catchment — ACS Primary and SCGS are both within walking distance. Five years in and no regrets. It’s an older development but the space and the quiet more than compensate.”
— Owner review via EdgeProp
“Balmoral Road address at a D10 price that doesn’t feel punishing. The development is mature but beautifully landscaped. Access to both Newton and Stevens MRT means we are genuinely car-lite despite living in prime D10.”
— Resident review via SRX
The consistent themes across resident and tenant feedback are: appreciation for the development’s privacy and greenery; the practical value of the 50m pool; unit sizes that meaningfully exceed what newer launches in the area provide; and the school proximity story for families with primary-school-age children. The Newton Food Centre proximity — a quality-of-life bonus that residents mention with evident affection — reflects the authentic neighbourhood character of the Balmoral–Newton corridor that purely commercial districts cannot replicate. No significant structural or management complaints recur in the review base, and the Dragages construction pedigree appears to have delivered a development that has aged without major technical issues.
Strengths & Weaknesses
- Freehold tenure on Balmoral Road — no lease decay, permanent D10 land ownership
- Impressive 50m Athena lap pool — rare among 211-unit developments, virtually never crowded
- Strong capital appreciation: $2,037 PSF (2021) to $2,657 PSF (2025) — 30% gain in 4 years
- ACS Primary, Singapore Chinese Girls' Primary, and Raffles Girls' Secondary within 1 km
- GCB-adjacent streetscape — low-density planning zone protects quiet, leafy character permanently
- Dragages Singapore construction — well-regarded contractor pedigree, no structural concerns on record
- Generous unit sizes (958–2,411 sqft) — 20–30% larger than equivalent bedroom types in newer launches
- Newton MRT (NS/DT) at 0.77 km and Stevens MRT (DT/TEL) at 0.82 km — dual-line access
- Newton Food Centre ~10-min walk — one of Singapore's best hawker centres at the doorstep
- Mature, established estate with lush landscaping — 22 years of growth, genuine green character
- Gross yield ~2.2% — low for income-focused investors; a capital appreciation play, not a yield asset
- Development is ~22 years old — kitchens, bathrooms, and interiors likely require renovation budget
- Common area facilities reflect 2004 era — gym, lobby, and pool deck are maintained but not contemporary
- Walkability score 61/100 — respectable but car or MRT needed for major errands
- Investment score 58/100 — moderate; yield is low and exit PSF growth dependent on D10 market cycle
- MRT walk is 10+ minutes — comfortable but not the sub-5-minute access of Newton-corridor condos
- Limited dining and retail directly adjacent — Balmoral Plaza is small; United Square requires a walk or drive
- En-bloc probability 47/100 — possible but requires high owner consensus; not a near-term certainty
- High acquisition quantum for large units ($3.2M–$4.5M for 4BR) — narrows buyer pool on exit
Verdict
Belmond Green’s investment and ownership case rests on a convergence of three structural advantages: freehold tenure in one of Singapore’s most consistently appreciated prime districts; a GCB-adjacent low-density streetscape that is protected by planning zoning rather than market circumstance; and an address associated with the school catchment corridor that feeds ACS (Primary), Singapore Chinese Girls’ Primary, and Raffles Girls’ Secondary — a concentration of MOE and independent school options that draws both local and expatriate families.
The capital appreciation record justifies the investment score of 58/100. From $2,037 PSF in 2021 to $2,657 PSF in 2025 represents a 30% gain over four years — a performance that meaningfully outpaced inflation and compared favourably with many leasehold D10 peers over the same period. Freehold tenure provides a further structural backstop: unlike leasehold condominiums, Belmond Green’s value does not face the compounding lease-decay headwind as the asset ages. The en-bloc probability, rated at 47/100, adds optionality: a 211-unit freehold site on Balmoral Road would attract developer interest if land values in the Balmoral–Newton corridor continue their upward trajectory and if consensus among owners can be reached.
The gross yield of approximately 2.2% is the primary caveat for yield-focused investors. With average monthly rents of $5,160 for two-bedrooms, $6,442 for three-bedrooms, and $7,929 for four-bedrooms, the rental income is respectable in absolute terms but modest relative to current acquisition prices. D10 freehold condominiums are fundamentally capital appreciation plays rather than income-generation vehicles, and buyers who approach Belmond Green with a yield-first mandate will find the returns thin. The correct frame for Belmond Green is total return over a 5–10 year horizon, where land value appreciation on the freehold D10 site does the heavy lifting.
Belmond Green answers a question that few D10 properties can: how do I access Balmoral Road’s address prestige, freehold tenure, and school catchment without paying Ardmore Park prices? For families on a $2.5M–$3.5M budget, or investors seeking D10 freehold exposure before the next appreciation cycle, it earns a clear recommendation.
Against its direct comparables, Belmond Green occupies a well-defined niche. Balmoral Park and Balmoral Hills are the closest freehold peers in the same corridor; both share the address prestige and have their own facilities character. The newer 8 Hullet and boutique freehold sites in the Claymore and Orchard belt transact at $3,500–$4,000 PSF — a 30–50% premium over Belmond Green. For buyers who want proximity to the Orchard–Newton lifestyle core without the flagship PSF, Belmond Green represents a pragmatic trade-off: established estate character, a meaningful facilities package led by the 50m pool, and freehold tenure at a price that reflects its age and size rather than its address alone.