Overview & Key Facts
BALMORAL RESIDENCES is a freehold condominium at BALMORAL CRESCENT in District 10 (CCR), developed by MCL LAND (BALMORAL 2) PTE LTD, comprising 65 units, completed in 2003.
Location & Connectivity
BALMORAL RESIDENCES is approximately 370m 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 | 60m |
| Singapore Chinese Girls' School (Primary) | Primary | 180m |
| St. Anthony's Primary School | Primary | 750m |
| St. Joseph's Institution | Secondary | 970m |
| ISS International School (Preston) | International | 970m |
| St. Margaret's Primary School | Primary | 980m |
| ISS International School (Paterson) | International | 1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,319 psf | $4,043,333 |
| 5+ BR | 3 | $2,260 psf | $5,023,000 |
Market Position
BALMORAL RESIDENCES has recorded 6 sales at an average price of $4,533,167.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 3 | $2,080 psf | — |
| 2023 | 1 | $2,294 psf | ↑ 10.3% |
| 2025 | 2 | $2,601 psf | ↑ 13.4% |
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BALMORAL RESIDENCES prices sit at a fresh series high after a 13.4% gain on the prior period, now 25.1% above the 2022 starting level.
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
- Only 2 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 65 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
Buyers most likely to be happy here: mrt-walkable commuters, car-owning households, freehold / generational hold and boutique low-density (<100 units). Located ~373m from Newton MRT, this property is a comfortable daily walk for transit commuters.
For international school families, long-term hold (10+ yr) 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 RESIDENCES is a freehold development in District 10 (CCR), with 65 units, offering a gross yield of 2.1%.
At ~$2,601 psf, it reflects its premium CCR positioning.
Explore the full BALMORAL RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALMORAL RESIDENCES 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 $3,650,000
- Toa Payoh — 4-room average $929,793 (1.8 km away), an upgrader gap of about $3,600,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $3,450,000
FAQ
What is the average PSF for BALMORAL RESIDENCES?
Is BALMORAL RESIDENCES freehold?
What is the rental yield for BALMORAL RESIDENCES?
Which MRT is nearest to BALMORAL RESIDENCES?
Sources & Next Steps
- BALMORAL RESIDENCES 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: 6 transactions
- Rental data: 60 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 6 records analysed · Source: URA private-sale caveats