Overview & Key Facts
GOODWOOD GRAND is a freehold condominium at BALMORAL ROAD in District 10 (CCR), developed by FEATURE (BALMORAL) PTE LTD, comprising 65 units, completed in 2018.
Location & Connectivity
GOODWOOD GRAND is approximately 500m from Newton MRT station, with 10 stations within 1.5 km.
Schools & Education
16 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 210m |
| Singapore Chinese Girls' School (Primary) | Primary | 330m |
| St. Anthony's Primary School | Primary | 700m |
| ISS International School (Preston) | International | 810m |
| ISS International School (Paterson) | International | 890m |
| St. Joseph's Institution | Secondary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $2,639 psf | $2,357,600 |
| 3 BR | 7 | $2,695 psf | $3,241,111 |
| 5+ BR | 1 | $1,135 psf | $5,950,000 |
Market Position
GOODWOOD GRAND has recorded 13 sales at an average price of $3,109,675.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GOODWOOD GRAND typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $5,123/mo | $2,357,600 | 2.61% |
| 3 BR | $6,806/mo | $3,241,111 | 2.52% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $2,516 psf | — |
| 2022 | 2 | $2,628 psf | ↑ 4.5% |
| 2023 | 3 | $2,718 psf | ↑ 3.4% |
| 2024 | 2 | $1,955 psf | ↓ 28.0% |
| 2025 | 2 | $2,698 psf | ↑ 37.9% |
| 2026 | 1 | $2,934 psf | ↑ 8.8% |
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GOODWOOD GRAND prices sit at a fresh series high after a 8.8% gain on the prior period, now 16.6% above the 2021 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 3 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
The profile fits families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
yield-focused investors, short-term flippers (<5 yr) and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GOODWOOD GRAND is a freehold development in District 10 (CCR), with 65 units, offering a gross yield of 2.6%.
At ~$2,776 psf, it reflects its premium CCR positioning.
Explore the full GOODWOOD GRAND dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GOODWOOD GRAND against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $2,250,000
- Toa Payoh — 4-room average $929,793 (2 km away), an upgrader gap of about $2,200,000
FAQ
What is the average PSF for GOODWOOD GRAND?
Is GOODWOOD GRAND freehold?
What is the rental yield for GOODWOOD GRAND?
Which MRT is nearest to GOODWOOD GRAND?
Sources & Next Steps
- GOODWOOD GRAND 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: 13 transactions
- Rental data: 131 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 13 records analysed · Source: URA private-sale caveats