The Balmoral
The Balmoral is a freehold condominium located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), part of the Core Central Region (CCR). The development was completed in 1986 and comprises 81 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
THE BALMORAL is a freehold condominium at BALMORAL PARK in District 10 (CCR), developed by SOUTHWAY PROPERTIES PTE LTD, comprising 81 units, completed in 1986.
Location & Connectivity
THE BALMORAL is approximately 600m from Stevens MRT station, with 8 stations within 1.5 km.
Schools & Education
19 schools within 2 km (11 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 510m |
| ISS International School (Paterson) | International | 570m |
| Anglo-Chinese School (Primary) | Primary | 850m |
| Nanyang Primary School | Primary | 890m |
| Methodist Girls' School | Secondary | 920m |
| Methodist Girls' School (Primary) | Primary | 930m |
| Chatsworth International School (Orchard) | International | 950m |
| EtonHouse International School Orchard | International | 950m |
Market Position
THE BALMORAL has recorded 3 sales at an average price of $6,876,667.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,656 psf | — |
| 2022 | 1 | $1,949 psf | ↑ 17.7% |
| 2025 | 1 | $1,977 psf | ↑ 1.5% |
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The latest reading marks the highest point in this series — THE BALMORAL prices have climbed 19.4% since 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
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 40+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits families with young children, empty nesters / downsizers, car-owning households and international school families best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
THE BALMORAL is a freehold development in District 10 (CCR), with 81 units, offering a gross yield of 1.7%.
At ~$1,977 psf, it reflects its premium CCR positioning.
Explore the full THE BALMORAL dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE BALMORAL against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (2 km away), an upgrader gap of about $6,050,000
FAQ
What is the average PSF for THE BALMORAL?
Is THE BALMORAL freehold?
What is the rental yield for THE BALMORAL?
Which MRT is nearest to THE BALMORAL?
Sources & Next Steps
- THE BALMORAL 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: 3 transactions
- Rental data: 97 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 3 records analysed · Source: URA private-sale caveats