Ventuno Balmoral
Overview & Key Facts
Ventuno Balmoral sits at 21 Balmoral Road — and the name is no accident. “Ventuno” is Italian for twenty-one, a quiet nod to the address that signals the developer’s intent to create something more refined than the typical District 10 condominium. Completed in 2009 by CES-Balmoral Pte Ltd, this 11-storey freehold tower houses just 35 units across a compact 26,932 sqft land parcel, placing it firmly in the boutique tier of Singapore’s CCR luxury market.
With only 35 residences, Ventuno Balmoral occupies a rare niche: it is large enough to offer full condominium facilities yet small enough to feel like a private address. The development offers exclusively 3-bedroom and 4-bedroom configurations, ranging from 1,313 sqft for a 3-bedroom to a generous 3,886 sqft for the largest 4-bedroom unit — sizes that stand in sharp contrast to the undersized layouts increasingly common in post-2015 CCR launches. The exclusive unit mix naturally attracts owner-occupying families and long-term tenants seeking proper living space rather than investor-grade shoe-boxes.
The buyer profile at Ventuno is characteristic of the Balmoral estate: a mix of Singaporean professionals, permanent residents, and a meaningful proportion of expatriates drawn to the area by its proximity to international schools and the Newton-Stevens MRT corridor. The freehold tenure and boutique scale give the development an enduring appeal that transcends market cycles — reflected in the extraordinary rental depth of 53 tenancies against 35 total units, a ratio of over 1.5 transactions per unit that speaks directly to sustained tenant demand.
Location & Connectivity
Balmoral Road runs through one of Singapore’s most consistently desirable residential pockets, a low-rise landed enclave between the Newton and Stevens MRT stations that has been associated with prestige living since the colonial era. Ventuno Balmoral sits approximately 0.62 km from Newton MRT (NS21/DT11), a dual-line interchange serving both the North-South Line and the Downtown Line — placing it within a twelve-minute walk or a two-minute private-hire ride of one of the network’s best-connected interchange stations. Stevens MRT (DT10/TE11), a second dual-line interchange on the Downtown Line and Thomson-East Coast Line, is 0.90 km away and opens up direct access to the Gardens by the Bay corridor, Shenton Way, and Woodlands all without a transfer.
For drivers, the location is quietly excellent. Orchard Road is reachable in under ten minutes via Anderson Road or Bukit Timah Road, and the CTE on-ramp at Cavenagh Road provides rapid CBD access during off-peak hours. The Botanic Gardens MRT (CC19/DT9) is a short drive via Cluny Road for those preferring the Circle Line. Everyday provisioning is covered by Cold Storage at Chancery Court (200m walk), Jason’s The Gourmet Grocer at Tanglin Shopping Centre, and the NTUC FairPrice at Scotts Square. Newton Food Centre — arguably Singapore’s most famous hawker centre — is a ten-minute stroll and provides an anchor dining destination that high-end developments in other districts simply cannot match.
The Balmoral estate itself is characterised by tree-lined streets, minimal through-traffic, and a buffer of landed housing that keeps noise and congestion away from the immediate vicinity. There is no expressway proximity to contend with, and the absence of heavy commercial activity on Balmoral Road proper ensures a quiet streetscape rarely found this close to Orchard. Resident feedback consistently highlights the peaceful, green quality of the street as one of the development’s defining advantages.
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 | Within 1 km |
| St. Margaret's Primary School | primary | ~1.2 km |
| St. Margaret's Secondary School | secondary | ~1.3 km |
Facilities
For a development of 35 units, Ventuno Balmoral punches meaningfully above its weight on facilities. The compound features a swimming pool with adjacent Jacuzzi, a gymnasium, BBQ pits, a playground, and a karaoke room — a curated set that covers the principal leisure needs without the operational overhead of a 200-unit mega-condo. The North-South orientation of all units means the pool deck receives consistent sunlight exposure throughout the day without being shadowed by the tower, a layout advantage that pool-facing residents appreciate. Covered car parking is provided within the development, a practical consideration on Balmoral Road where street parking is limited.
The boutique scale keeps facility-sharing ratios exceptionally low. With just 35 units sharing the pool and gym, weekend crowding — a persistent complaint at larger CCR developments — is effectively absent. The management corporation is proportionally smaller, which historically correlates with faster maintenance response times and a more community-oriented environment. The karaoke room is an unusual amenity at this price point and has been cited by residents as a genuine differentiator for entertainment-oriented households. Maintenance fees are reported to be in line with other freehold boutique condominiums in the Newton-Balmoral corridor.
“Exclusive modern apartment situated in a lovely Balmoral area with an expats community. The pool is always clean and the facilities are well-maintained — with only 35 units, it never feels crowded.” — Resident review via SingaporeExpats.com, 2012
Unit Sizes & Layout
Ventuno Balmoral offers two bedroom configurations: a 3-bedroom layout at 1,313 sqft and a range of 4-bedroom units spanning from 2,433 sqft to 3,886 sqft for the premium duplex or penthouse-style units. These sizes reflect the pre-2010 era of Singapore condominium development, when regulatory norms and buyer expectations still demanded genuinely liveable floor plates. The 3-bedroom at 1,313 sqft comfortably accommodates a king master bedroom, two secondary bedrooms, a proper dining area, and a full wet-and-dry kitchen separation — a layout quality that comparable-priced new launches in the CCR routinely fail to match. The 4-bedroom units above 2,400 sqft offer true family-scale living, with space for a helper’s room, study, and dedicated dry kitchen.
A standout design detail across all units is the master bathroom Jacuzzi — an in-suite feature that was a mark of genuine luxury in 2009 and remains uncommon even at current CCR price points. The glass parapet balcony creates a visual continuity between the living area and the surrounding greenery, making even mid-floor units feel spatially expansive. The open kitchen concept with separated wet and dry zones reflects a design philosophy aimed at owner-occupying families who cook regularly, rather than the investor-optimised closed kitchenette layouts that dominate newer boutique launches. All units face North-South, avoiding the afternoon west sun that affects many single-aspect towers on the Orchard-Newton axis.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $2,102 | $2,760,000 |
| 5 BR | 2 | $1,604 | $5,025,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $2,620,000 to $6,000,000, averaging $3,892,500.
Rents range from $3,650 to $8,300 per month across 53 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2022 to 2024, the average PSF has declined by 23.7% (from $2,102 to $1,604 psf).
Neighbourhood Comparison
Ventuno Balmoral’s closest comparables are not the large CCR new launches but rather other boutique freehold developments in the Newton-Bukit Timah corridor. Goodwood Grand (2018, freehold, ~$2,552 PSF) is the most direct competition — newer vintage, similar boutique scale, same Balmoral-Goodwood micromarket, but at a ~20% PSF premium to Ventuno. The premium buys a newer building and more contemporary interiors but does not materially improve the school proximity or MRT access equation. Leedon Green (freehold, ~$2,784 PSF) offers superior scale and newer facilities in the Holland-Farrer Road corridor but is further from both Newton and the Balmoral school cluster.
Against leasehold alternatives, the comparison is more flattering for Ventuno. Fourth Avenue Residences (99yr, ~$2,465 PSF) and D’Leedon (99yr, ~$1,855 PSF) both sit on depreciating leases and cannot match Ventuno’s freehold permanence. For a buyer weighing long-term capital preservation, Ventuno Balmoral’s current PSF (~$2,100) represents an entry into freehold CCR at a discount to most leasehold comparables — a structural anomaly that tends to correct over time as lease decay accelerates in the competition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VENTUNO BALMORAL | Freehold | 2009 | 35 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| 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 VENTUNO BALMORAL across multiple dimensions.
What Residents Say
“Small development, very peaceful and quiet. The neighbours are friendly and the management is responsive. You get the feeling of living in a private landed home but with condo facilities — it’s the best of both worlds on Balmoral Road.” — Owner-occupier review via SingaporeExpats.com, 2012
“Good location, near many good schools. My children could walk to ACS Primary in under five minutes. Newton MRT is manageable on foot or a quick Grab. The wet market at Newton is brilliant for fresh produce on weekends.” — Resident review via PropertyGuru, 2019
“We’ve rented here for three years. The unit is genuinely spacious by Singapore standards — 1,313 sqft for a three-bedroom means the kids each have a proper room. The Jacuzzi in the master bath is a lovely touch. Only downside is the Newton MRT walk is not ideal when it’s raining.” — Expat tenant feedback via 99.co, 2022
Strengths & Weaknesses
- Freehold tenure in CCR D10 — no lease decay risk, permanent capital preservation
- ACS Primary at 0.27 km and SCGS Primary at 0.37 km — best school ballot address in Newton corridor
- Dual-interchange MRT access: Newton (NSL+DTL) at 0.62 km, Stevens (DTL+TEL) at 0.90 km
- Genuinely large unit sizes — 3BR at 1,313 sqft and 4BR up to 3,886 sqft versus undersized new launches
- Only 35 units — minimal facility-sharing, community feel, rapid management response
- North-South orientation on all units avoids afternoon west sun
- In-unit master bathroom Jacuzzi across all configurations — rare at this quantum
- Newton Food Centre a 10-minute walk — Singapore's most iconic hawker destination
- Extraordinary rental depth: 53 tenancies for 35 units confirms sustained tenant demand
- PSF (~$2,100) at discount to newer leasehold CCR launches — freehold at leasehold pricing
- Thin secondary market: only 4 recorded sales — exit liquidity is buyer-dependent, not demand-driven
- Compressed gross yield of 1.66% — not suited to yield-seeking investors; capital appreciation play only
- Facilities are functional but limited — no tennis court, function room, or concierge service
- Newton MRT walk (0.62 km) is manageable but uncomfortable in heavy rain without shelter
- 2009 vintage interiors may require renovation budget for buyers expecting contemporary finishes
- Land area of 26,932 sqft is compact — outdoor space per unit is limited versus landed alternatives
- No commercial retail within compound — all daily errands require leaving the development
- Balmoral Road has limited bus services — car ownership or ride-hailing is practical necessity
Verdict
Ventuno Balmoral is a genuinely rare product in the Singapore market: a freehold boutique in D10 CCR with pre-GFC unit sizes, legitimate dual-MRT-interchange access, and a school proximity profile that families will pay a sustained premium to maintain. The compressed gross yield of 1.66% should not be read as a weakness — it is the natural consequence of capital values that have appreciated while rents, though robust (median $5,600/month for a 3-bedroom), have not kept pace with CCR price inflation. The rental depth of 53 tenancies over the development’s lifetime — for a 35-unit building — confirms that tenant demand is real and recurring, not episodic.
The key limitation is liquidity. At only 35 units with 4 sales transactions recorded, the secondary market is thin. Buyers must be comfortable with an illiquid asset where exit timing is partially a function of finding the right buyer rather than simply listing and selling. The development’s niche — large-format freehold CCR with school proximity — is also its constraint: the buyer pool is qualified but narrow, skewing toward affluent families and long-term investors rather than transient flippers. PSF at current levels (~$2,100 based on recent transactions) sits at a meaningful discount to newer CCR launches like Skye at Holland ($2,945 PSF), reflecting the 2009 vintage rather than any fundamental weakness in the address.
For the right buyer — a family intending to hold through a primary school ballot cycle, an expatriate seeking a private-estate feel near Newton MRT, or a long-term investor comfortable with low-yield freehold capital appreciation — Ventuno Balmoral offers a combination of address quality, unit scale, and tenure permanence that is genuinely difficult to replicate at this price point in District 10. It is not a trading vehicle; it is a keeper.