Overview & Key Facts
BALMORAL HEIGHTS is a freehold condominium at BALMORAL CRESCENT in District 10 (CCR), developed by FOOK TONG NAM CONSTRUCTION PTE LTD, comprising 44 units, completed in 2005.
Location & Connectivity
BALMORAL HEIGHTS is approximately 400m from Newton MRT station, with 9 stations within 1.5 km.
Schools & Education
16 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 100m |
| Singapore Chinese Girls' School (Primary) | Primary | 230m |
| St. Anthony's Primary School | Primary | 730m |
| ISS International School (Preston) | International | 920m |
| ISS International School (Paterson) | International | 990m |
| St. Joseph's Institution | Secondary | 1 km |
| St. Margaret's Primary School | Primary | 1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,818 psf | $998,000 |
| 2 BR | 5 | $2,171 psf | $2,009,600 |
| 3 BR | 4 | $2,348 psf | $2,730,000 |
Market Position
BALMORAL HEIGHTS has recorded 10 sales at an average price of $2,196,600.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BALMORAL HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,229/mo | $998,000 | 3.88% |
| 2 BR | $3,973/mo | $2,009,600 | 2.37% |
| 3 BR | $5,212/mo | $2,730,000 | 2.29% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,877 psf | — |
| 2022 | 1 | $2,082 psf | ↑ 10.9% |
| 2023 | 1 | $2,323 psf | ↑ 11.6% |
| 2024 | 2 | $2,315 psf | ↓ 0.3% |
| 2025 | 1 | $2,463 psf | ↑ 6.4% |
| 2026 | 2 | $2,469 psf | ↑ 0.2% |
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The latest reading marks the highest point in this series — BALMORAL HEIGHTS prices have climbed 31.5% since 2021.
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 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 44-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 mrt-walkable commuters, international school families, long-term hold (10+ yr) and freehold / generational hold best. Located ~405m from Newton MRT, this property is a comfortable daily walk for transit commuters.
For cbd walking distance, foreign / absd-aware buyers and first-time hdb upgraders, 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 HEIGHTS is a freehold development in District 10 (CCR), with 44 units, offering a gross yield of 2.4%.
At ~$2,467 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL HEIGHTS 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 $1,300,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $1,250,000
- Central Area — 4-room average $1,088,814 (2 km away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for BALMORAL HEIGHTS?
Is BALMORAL HEIGHTS freehold?
What is the rental yield for BALMORAL HEIGHTS?
Which MRT is nearest to BALMORAL HEIGHTS?
Sources & Next Steps
- BALMORAL HEIGHTS 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: 10 transactions
- Rental data: 70 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 10 records analysed · Source: URA private-sale caveats