Goodwood Grand
Overview & Key Facts
Goodwood Grand occupies a quiet slice of Balmoral Road in prime District 10, a pocket historically dominated by Good Class Bungalows and mid-size freehold condominiums. Developed by Feature (Balmoral) Pte Ltd — a subsidiary of Bukit Sembawang Estates — the project completed in 2018 with just 65 units across a single low-rise block. In a neighbourhood where freehold land rarely changes hands, Goodwood Grand is a deliberate boutique play rather than a mass-market development.
The small unit count is the defining feature. With 65 apartments served by a dedicated clubhouse and landscaped grounds, density is among the lowest in the Balmoral/Bukit Timah fringe. Layouts were designed for the typical D10 buyer profile — wealthier owner-occupiers and long-tenure investors — with a mix of two-, three-, and four-bedroom units alongside a small number of penthouses. Floor plates are efficient rather than exuberant, reflecting the developer’s cost discipline on a site that was never going to support a mega-project.
Transaction data underscores the boutique positioning. Over the past several years the development has averaged roughly $2,700–$2,900 psf, with a 12-month average of $2,776 psf and a median sale price around $3 million. Rental demand has been considerably more active than resale — 126 rental contracts versus just 13 sales over the tracked window — a pattern typical of CCR freehold pockets where owners hold for the long haul.
Location & Connectivity
Balmoral Road sits in one of Singapore’s most established prime residential enclaves, tucked between Stevens Road and Bukit Timah Road. Newton MRT (North-South and Downtown lines) is roughly 500 metres away, putting Goodwood Grand within a comfortable 7–9 minute walk of an interchange — a genuinely rare combination of CCR freehold status and MRT accessibility. Stevens MRT (Downtown and future Thomson-East Coast interchange) sits about 1 km away, adding redundancy that few freeholds in this price band enjoy.
For drivers, the location is exceptional. Orchard Road is roughly 1.2 km down the road — effectively a five-minute drive or a brisk walk. The CTE is a couple of minutes away via Newton Circus, and the CBD is reachable in around 12–15 minutes in off-peak traffic. Balmoral itself is a quiet residential road, so daily traffic noise is minimal despite the central position.
Everyday retail is split between Orchard (for dining, groceries, and luxury) and Balmoral Plaza (a low-key neighbourhood mall with a FairPrice, clinics, and casual F&B). Newton Food Centre, one of Singapore’s better-known hawker destinations, sits about 800 metres away. For families, the school catchment is strong: Anglo-Chinese School (Primary) is 200 metres from the gate, and Singapore Chinese Girls’ School (Primary) is only slightly further — a combination that materially lifts the development’s appeal for P1 balloting households.
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 |
| St. Anthony's Primary School | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| St. Margaret's Primary School | primary | ~1.1 km |
| St. Margaret's Secondary School | secondary | ~1.2 km |
Facilities
Goodwood Grand’s facility set reflects the development’s scale — measured and functional rather than resort-style. The core amenities include a lap pool, children’s pool, gymnasium, function room, BBQ pavilions, and landscaped gardens. There is no sprawling clubhouse, no air-conditioned sports hall, and no tennis court — trade-offs accepted in exchange for the low unit count and correspondingly low density. Maintenance fees stay reasonable because the facility footprint is contained.
The quality of finishing is noticeably above mid-market norms. Common corridors are quiet, the landscaping is mature (the development is now several years past TOP), and there is none of the wear-and-tear one often sees in higher-density developments of similar vintage. Resident feedback on EdgeProp consistently highlights the “quiet, private” feel — a direct benefit of the small resident population.
“Small development, very private. You rarely see more than a handful of people at the pool even on weekends. Maintenance is tight and the grounds always look well-kept.”
— Resident commentary via PropertyGuru
The absence of extensive amenities is worth considering carefully. Buyers coming from family-sized condos with tennis courts, badminton halls, and function-room-heavy clubhouses will feel the downshift. Those prioritising privacy, low density, and a cleaner maintenance profile will see the trade-off as a feature rather than a limitation. For a boutique CCR freehold, the facility mix is entirely appropriate.
Unit Sizes & Layout
Unit layouts at Goodwood Grand are efficient and practical, with floor plates designed around the typical D10 buyer — owner-occupiers who want functional family space rather than showy large-format living. The mix runs from two-bedroom units in the 700–900 sqft range through three- and four-bedroom layouts above 1,200 sqft, with a handful of penthouses at the top end. Ceiling heights are generous for the tenure, and most units feature balconies or planter boxes that open onto landscaped views.
Orientation matters in a low-rise block of this size. Units facing Balmoral Road itself catch some light traffic noise but gain the most open outlook; units at the rear face neighbouring landed and low-rise condominium plots, trading a slightly more boxed-in view for maximum quiet. Because the surrounding Balmoral enclave is zoned primarily for low-density residential use, future view obstruction risk is low — a meaningful consideration for a 20-year hold.
Interior finishing is solid for a 2018 freehold — marble or engineered stone in wet areas, quality European appliances in most unit types, and timber flooring in the bedrooms. Renovation appetite among resale buyers has been modest because the baseline finish is already respectable. Unlike older freeholds in the area, Goodwood Grand does not typically require a full re-do on purchase.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $2,639 | $2,357,600 |
| 3 BR | 7 | $2,695 | $3,241,111 |
| 5 BR | 1 | $1,135 | $5,950,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $2,188,000 to $5,950,000, averaging $3,109,675 (~$2,776 psf).
Rents range from $4,000 to $20,000 per month across 128 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 16.6% (from $2,516 to $2,934 psf).
Neighbourhood Comparison
Within District 10, Goodwood Grand competes with a range of freehold and leasehold options at different price points. Leedon Green (freehold, 638 units) sits at $2,784 psf with a much larger facility footprint and more active resale market — a natural alternative for buyers who want freehold scale. Hyll on Holland (freehold, 319 units) at $2,648 psf is comparably priced with a stronger amenity set, though in a different sub-market.
On the leasehold side, Skye at Holland (99-year from 2024, 666 units) at $2,945 psf shows how much buyers are willing to pay for a fresh lease in the same broader area. D’Leedon (99-year from 2010, 1,703 units) at $1,855 psf offers a much cheaper entry — but with a materially shorter lease runway and mega-development feel.
The comparison framework comes down to three axes: tenure (Goodwood Grand’s freehold is permanent, while Skye and D’Leedon face lease decay), scale (Goodwood Grand’s 65 units vs 600–1,700 at alternatives), and facilities (compact vs extensive). Buyers should weight these based on hold horizon and lifestyle preference — there is no universal winner, only fits for different profiles.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GOODWOOD GRAND | Freehold | 2018 | 65 | $2,776 |
| 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 GOODWOOD GRAND across multiple dimensions.
What Residents Say
“Love the quiet and the location. Newton MRT is a short walk, Orchard is five minutes by car, and the ACS campus is literally across the road. It feels like a well-kept secret in a busy part of town.”
— Resident review via EdgeProp
“Small development means every resident knows each other and the facilities are never crowded. Downside is fewer amenities than bigger condos, but we knew that going in.”
— Resident review via PropertyGuru
“Rental demand from expat families with kids at the nearby international schools has been very steady. We’ve had long-tenure tenants each cycle.”
— Owner/investor commentary via local broker channels
The recurring themes across reviews are consistent: privacy, school access, and location premium on the positive side; modest facility breadth and thin resale liquidity on the negative. The tenant pool skews toward expat families working near Orchard or the CBD who want freehold-quality living within a school catchment — a profile that sustains stable if unspectacular rental demand year over year.
Strengths & Weaknesses
- Freehold tenure in prime District 10 Balmoral enclave
- Newton MRT interchange walkable at ~500 metres
- ACS (Primary) 210 metres from the gate — elite school catchment
- Low density with only 65 units — genuine boutique feel
- Strong resale finishing quality — minimal renovation needed
- Orchard Road reachable in under 5 minutes by car
- Eight primary and secondary schools within 1.2 km
- Stable expat rental demand from nearby international schools
- Low view-obstruction risk given surrounding low-density zoning
- Developer pedigree — Bukit Sembawang Estates subsidiary
- Modest gross yield of 2.48% — typical of CCR freeholds but below leasehold alternatives
- Compact facility set — no tennis court, no large clubhouse
- Thin resale liquidity — only 13 sales over the tracked window
- Average PSF $2,776 — meaningful premium over leasehold D10 stock
- Maintenance fees skew higher per unit given small resident base
- No large-format units beyond a handful of penthouses
- Limited recreational variety for families with active teenagers
- Wider bid-ask spreads on exit due to low transaction volume
- Less amenity differentiation vs newer larger freeholds in area
Verdict
Goodwood Grand is a textbook boutique CCR freehold: small unit count, prime address, strong school catchment, and measured facilities. The pricing — around $2,776 psf on average — sits below the newer launches in the wider District 10 market but reflects a clear freehold-with-fewer-facilities trade-off. For buyers who value privacy, tenure certainty, and a walkable MRT within CCR, the proposition is straightforward.
The case against is equally clear. Investors chasing yield will find the 2.48% gross yield underwhelming — typical of CCR freeholds but a meaningful drag compared to well-located leasehold alternatives. The transaction volume is thin (13 sales over the tracked window), which makes price discovery harder and can widen bid-ask spreads on exit. Families wanting resort-style amenities will find the facility set too compact.
For owner-occupiers targeting the ACS/SCGS school catchment, or long-horizon investors comfortable holding a freehold CCR asset through market cycles, Goodwood Grand is a coherent choice. For anyone optimising for rental yield or needing deep amenity breadth, other developments in and around District 10 offer better fits. The key is matching the buyer profile to the product — Goodwood Grand is narrow in its appeal by design, not by accident.