Overview & Key Facts
BALMORAL HILLS is a freehold condominium at BALMORAL PARK in District 10 (CCR), developed by ARTESIAN INVESTMENTS PTE LTD, comprising 62 units, completed in 2007.
Location & Connectivity
BALMORAL HILLS is approximately 470m from Stevens MRT station, with 8 stations within 1.5 km.
Schools & Education
16 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 660m |
| ISS International School (Paterson) | International | 710m |
| Anglo-Chinese School (Primary) | Primary | 850m |
| Nanyang Primary School | Primary | 900m |
| Nanyang Girls' High School | Secondary | 920m |
| Singapore Chinese Girls' School (Primary) | Primary | 950m |
| Methodist Girls' School (Primary) | Primary | 1 km |
| Methodist Girls' School | Secondary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 7 | $2,304 psf | $3,812,857 |
| 5+ BR | 2 | $1,594 psf | $3,840,000 |
Market Position
BALMORAL HILLS has recorded 9 sales at an average price of $3,818,889.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $2,042 psf | — |
| 2022 | 1 | $2,358 psf | ↑ 15.5% |
| 2023 | 1 | $2,305 psf | ↓ 2.3% |
| 2024 | 1 | $2,348 psf | ↑ 1.9% |
| 2025 | 2 | $2,069 psf | ↓ 11.9% |
Loading chart data...
BALMORAL HILLS prices have cooled 12.3% from the 2022 peak, yet remain 1.3% above where the series began in 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.
Loading chart data...
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
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 62 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, multi-generational families, mrt-walkable commuters and international school families. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
yield-focused investors, foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
short-term flippers (<5 yr) and first-time hdb upgraders should probably look elsewhere. TOP 2007 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
BALMORAL HILLS is a freehold development in District 10 (CCR), with 62 units, offering a gross yield of 2.4%.
At ~$2,069 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL HILLS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL HILLS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $2,950,000
- Bukit Timah — 4-room average $846,049 (1.9 km away), an upgrader gap of about $2,950,000
FAQ
What is the average PSF for BALMORAL HILLS?
Is BALMORAL HILLS freehold?
What is the rental yield for BALMORAL HILLS?
Which MRT is nearest to BALMORAL HILLS?
Sources & Next Steps
- BALMORAL HILLS 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: 82 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 9 records analysed · Source: URA private-sale caveats