The Balmoral Spring
The Balmoral Spring is a freehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). Completed in 2001, the development comprises 27 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE BALMORAL SPRING is a freehold condominium at BALMORAL CRESCENT in District 10 (CCR), developed by TG DEVELOPMENT PTE LTD, comprising 27 units, completed in 2001.
Location & Connectivity
THE BALMORAL SPRING is approximately 460m from Newton MRT station, with 9 stations within 1.5 km.
Schools & Education
18 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 120m |
| Singapore Chinese Girls' School (Primary) | Primary | 240m |
| St. Anthony's Primary School | Primary | 770m |
| ISS International School (Preston) | International | 910m |
| NPS International School | International | 950m |
| St. Joseph's Institution | Secondary | 970m |
| ISS International School (Paterson) | International | 990m |
| St. Margaret's Primary School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,260 psf | $2,522,500 |
| 4 BR | 1 | $2,334 psf | $3,165,000 |
| 5+ BR | 1 | $1,548 psf | $4,200,000 |
Market Position
THE BALMORAL SPRING has recorded 8 sales at an average price of $2,812,500.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,548 psf | — |
| 2023 | 3 | $2,169 psf | ↑ 40.1% |
| 2024 | 2 | $2,390 psf | ↑ 10.2% |
| 2025 | 2 | $2,305 psf | ↓ 3.5% |
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THE BALMORAL SPRING prices have cooled 3.5% from the 2024 peak, yet remain 48.9% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% 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 | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 27 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, car-owning households and long-term hold (10+ yr). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For young couples (no kids) 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
THE BALMORAL SPRING is a freehold development in District 10 (CCR), with 27 units, offering a gross yield of 2.2%.
At ~$2,305 psf, it reflects its premium CCR positioning.
Explore the full THE BALMORAL SPRING dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE BALMORAL SPRING against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.5 km away), an upgrader gap of about $1,950,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $1,900,000
FAQ
What is the average PSF for THE BALMORAL SPRING?
Is THE BALMORAL SPRING freehold?
What is the rental yield for THE BALMORAL SPRING?
Which MRT is nearest to THE BALMORAL SPRING?
Sources & Next Steps
- THE BALMORAL SPRING Dashboard — Live charts and analytics
- URA — 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: 41 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 8 records analysed · Source: URA private-sale caveats