Overview & Key Facts
BALMORAL 8 is a freehold condominium at BALMORAL ROAD in District 10 (CCR), developed by PINE TREE CONDOMINIUM PTE LTD, comprising 40 units, completed in 2003.
Location & Connectivity
BALMORAL 8 is approximately 660m from Newton MRT station, with 10 stations within 1.5 km.
Schools & Education
17 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 380m |
| Singapore Chinese Girls' School (Primary) | Primary | 500m |
| ISS International School (Preston) | International | 660m |
| St. Anthony's Primary School | Primary | 690m |
| ISS International School (Paterson) | International | 740m |
| Chatsworth International School (Orchard) | International | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $2,104 psf | $3,823,000 |
| 5+ BR | 3 | $1,970 psf | $3,870,000 |
Market Position
BALMORAL 8 has recorded 8 sales at an average price of $3,840,625.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,891 psf | — |
| 2022 | 1 | $2,173 psf | ↑ 14.9% |
| 2023 | 2 | $2,268 psf | ↑ 4.4% |
| 2024 | 1 | $2,282 psf | ↑ 0.6% |
| 2025 | 1 | $1,764 psf | ↓ 22.7% |
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From the 2024 high, BALMORAL 8 prices have given back 22.7% — still 6.7% below the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% 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 | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,468 psf | 299 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 40-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. At ~660m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For international school families 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
BALMORAL 8 is a freehold development in District 10 (CCR), with 40 units, offering a gross yield of 2.3%.
At ~$1,764 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL 8 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL 8 against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.7 km away), an upgrader gap of about $2,950,000
FAQ
What is the average PSF for BALMORAL 8?
Is BALMORAL 8 freehold?
What is the rental yield for BALMORAL 8?
Which MRT is nearest to BALMORAL 8?
Sources & Next Steps
- BALMORAL 8 Dashboard — Live charts and analytics
- URA REALIS — 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: 34 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 8 records analysed · Source: URA private-sale caveats