Overview & Key Facts
BALMORAL GATE is a freehold condominium at BALMORAL ROAD in District 10 (CCR), developed by SINO DEVELOPMENT PTE LTD, comprising 57 units, completed in 1994.
Location & Connectivity
BALMORAL GATE is approximately 550m from Newton MRT station, with 8 stations within 1.5 km.
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 190m |
| Singapore Chinese Girls' School (Primary) | Primary | 230m |
| St. Joseph's Institution | Secondary | 790m |
| St. Anthony's Primary School | Primary | 950m |
| ISS International School (Preston) | International | 1 km |
| St. Margaret's Primary School | Primary | 1.1 km |
| ISS International School (Paterson) | International | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $2,193 psf | $2,767,500 |
| 4 BR | 5 | $2,122 psf | $3,434,000 |
Market Position
BALMORAL GATE has recorded 9 sales at an average price of $3,137,778.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $2,132 psf | — |
| 2023 | 4 | $2,060 psf | ↓ 3.4% |
| 2024 | 2 | $2,253 psf | ↑ 9.4% |
| 2025 | 1 | $2,371 psf | ↑ 5.2% |
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The latest reading marks the highest point in this series — BALMORAL GATE prices have climbed 11.2% since 2022.
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 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 57-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 32+ 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
Buyers most likely to be happy here: mrt-walkable commuters, car-owning households, international school families and long-term hold (10+ yr). MRT proximity is the standout commute feature for daily transit users.
For foreign / absd-aware buyers and heavy renovation / value seekers, 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 GATE is a freehold development in District 10 (CCR), with 57 units, offering a gross yield of 1.9%.
At ~$2,371 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL GATE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL GATE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.3 km away), an upgrader gap of about $2,250,000
- Toa Payoh — 4-room average $929,793 (1.7 km away), an upgrader gap of about $2,200,000
FAQ
What is the average PSF for BALMORAL GATE?
Is BALMORAL GATE freehold?
What is the rental yield for BALMORAL GATE?
Which MRT is nearest to BALMORAL GATE?
Sources & Next Steps
- BALMORAL GATE 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: 9 transactions
- Rental data: 56 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 9 records analysed · Source: URA private-sale caveats