Sloane Residences

Overview & Key Facts

Sloane Residences occupies the former site of the Sloane Court Hotel at 17 Balmoral Road in District 10 — one of the most established residential enclaves in the Core Central Region. Developed jointly by Tiong Seng Group and Ocean Sky International, and designed by the acclaimed local firm Ong & Ong Architects, the development was completed in 2022 and offers just 52 units across two low-rise blocks (3 and 12 storeys).

At the Asia Property Awards 2019 Grand Final, Sloane Residences won the Distinguished Award for Best High Rise Condo Architectural Design and Best Condo Landscape Architectural Design in Singapore — a double recognition that reflects the careful thought put into its boutique format. The development sits on approximately 38,943 sqft of land, and the architects have used the compact site to create a sense of exclusivity rather than density, with just 52 apartments across three unit types.

Fittings are decidedly premium: V-Zug kitchen appliances, Valcucine kitchen cabinets, and Grohe sanitary fittings come standard. Seventeen of the 52 units feature double-volume ceilings — a rare specification in District 10 that gives certain layouts an almost gallery-like spatial quality. The buyer profile reflects the address: this is a development aimed squarely at owner-occupiers who value discretion, design, and a D10 freehold title over sheer unit count.

Location & Connectivity

Balmoral Road sits in the quieter middle stretch between Stevens Road and Bukit Timah Road — far enough from the main traffic arteries to feel genuinely residential, yet close enough to the Orchard corridor that the address carries real weight. Newton MRT station (North-South Line and Downtown Line) is approximately 970 metres away, which translates to about a 12-minute walk. Stevens MRT (Downtown Line and Thomson-East Coast Line) offers an alternative at roughly similar distance.

For drivers, the location is considerably more convenient. Orchard Road is a 5-minute drive away, and the CTE on-ramp near Newton Circus provides fast access to the CBD (10–12 minutes off-peak) and the northern suburbs. The immediate surrounds are dominated by Good Class Bungalows and other low-density housing, which contributes to the quiet streetscape but also means there is no neighbourhood retail within comfortable walking distance.

The Newton Food Centre and Novena shopping belt (including United Square and Velocity) are the closest everyday amenities, both requiring either a short drive or a 15-minute walk. For groceries and daily essentials, most residents will drive or use delivery services. The trade-off is clear: you gain one of the most prestigious residential addresses in Singapore, but you sacrifice the walkable convenience that many newer developments in the RCR offer.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

With only 52 units on a 38,943 sqft site, Sloane Residences cannot compete with mega-developments on facility count. What it offers instead is considered design. The south-west facing sky-terraced lap pool is positioned away from Balmoral Road, ensuring a traffic-noise-free swimming experience. A gymnasium, function room, BBQ terrace, and landscaped gardens round out the amenity list. The ground-level landscaping incorporates mature trees and a water feature that creates a sense of arrival more commonly associated with boutique hotels.

“The developers have cleverly maneuvered the mere 38,943 sqft of land area, with well-spaced units, adequately-supplied facilities, and an entire open-spaced lawn.”

— Stacked Homes, editorial review

Buyers expecting a full-service condo experience with tennis courts, multiple pools, and a large clubhouse will be disappointed. This is a boutique development and the facilities reflect that — the emphasis is on quality of finish and design coherence rather than variety. The low unit count does mean that shared spaces rarely feel crowded, which is a genuine luxury in Singapore’s condo landscape.

Unit Sizes & Layout

Sloane Residences offers three unit types: 2-bedroom Garden Suites on the lower floors, 3-bedroom Premium units, and 4-bedroom Luxury units. The standout feature across all types is natural light — full-height glass windows are standard, and the 17 double-volume units create living spaces with ceiling heights that feel residential in a way most condos simply cannot replicate. The garden suites on the lower block benefit from private outdoor space, a rarity in D10 developments.

Unit sizes are generous by contemporary standards. The 3-bedroom units range from approximately 1,200 to 1,500 sqft, while 4-bedroom layouts extend beyond 2,000 sqft. Layouts are efficient with minimal wasted corridor space, and the kitchens — fitted with Valcucine cabinetry and V-Zug appliances — are designed for actual cooking rather than token show kitchens.

Pricing & Market Position

Across 46 recorded transactions (all-time), sale prices range from $1,929,769 to $4,377,000, averaging $3,523,811.

Over the last 12 months, transactions averaged $2,883 psf.

Rents range from $4,800 to $15,000 per month across 36 rental transactions. Current rental yield sits at approximately 2.9%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at SLOANE RESIDENCES typically rent harder per dollar of purchase price:

Price Appreciation

From 2021 to 2025, the average PSF has declined by 2.4% (from $2,976 to $2,903 psf).

Neighbourhood Comparison

The competitive set for Sloane Residences is narrow but revealing. Pullman Residences Newton, also on Balmoral Road, offers 340 units with Accor hotel branding, a full suite of resort facilities, and a larger scale — but at a comparable PSF, the question is whether you prefer hotel-managed amenities or boutique exclusivity. Watten House, a freehold boutique by UOL in the Bukit Timah corridor, targets a similar demographic with 180 units and a more suburban feel.

For buyers considering D10 as a district rather than Balmoral specifically, Klimt Cairnhill and The Avenir offer newer freehold options closer to Orchard MRT, though at higher absolute prices. The fundamental trade-off at Sloane Residences is paying a CCR premium for a development that offers architectural distinction and school proximity, but lacks the walkable convenience and facility depth that similarly-priced options elsewhere in D10 can provide.

ShiokNest Scores

Our proprietary scoring system evaluates SLOANE RESIDENCES across multiple dimensions.

What Residents Say

“The development feels more like a private residence than a condo. Very quiet, very well-maintained, and the double-volume units are genuinely spectacular.”

— Owner review via PropertyGuru

“Walking to grocery shops is not ideal unless you are fine with spending at least 15 minutes on the pathways. You will need a car here.”

— Stacked Homes, reviewer observation

“Beautiful architecture and quality finishings. The downside is the small number of facilities and the PSF is very high even for D10. But if you can afford it, it is genuinely one of the nicest boutique condos on the market.”

— Buyer feedback via 99.co

Strengths & Weaknesses

Verdict

Sloane Residences is not a development you buy for investment yield or rental returns — the PSF premium and boutique scale make it difficult to achieve competitive gross yields. What you buy is a freehold D10 address, an award-winning architectural design, and a level of exclusivity that larger developments fundamentally cannot offer. At around S$2,800+ psf, the pricing reflects the neighbourhood rather than the unit count.

The comparison with nearby competitors is instructive. Pullman Residences Newton, also on Balmoral Road, offers a larger development with hotel-branded services but at similarly elevated PSF. Watten House, another boutique freehold in the Bukit Timah corridor, targets a similar buyer profile but with a different aesthetic. The key question for any buyer is whether the boutique format — just 52 units, no economies of scale on maintenance, limited facilities — aligns with their lifestyle expectations.

For owner-occupiers who value architectural distinction, a quiet freehold address, and proximity to top-tier schools, Sloane Residences delivers on its promise. For investors seeking rental yield or capital appreciation driven by mass-market demand, the numbers are less compelling. This is a lifestyle purchase dressed in bricks and mortar, and it should be evaluated as such.