District 10 · Singapore

Balmoral Hills

Private residential development on Balmoral Park.

Property: Condominium

Property Upside score

Eight dimensions of the evidence for this property.

Insufficient evidenceOverall score not yet available

15% evidence coverage · 1 of 8 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (80).

Value20% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

Resale demand15% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight80/100

Stevens MRT is approximately 450 m away in a straight line.

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

Nearest sourced MRT: Stevens MRT (2026-09-06) Source

Everyday living10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

URA growth catalysts10% weight · Unscored—

No current, geographically matched growth announcement in the reviewed coverage.

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.6. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

En bloc potential5% weight · No reviewed activity · Unscored—

No reviewed collective-sale activity in this limited catalogue. This does not establish that no activity exists. Redevelopment feasibility is not established.

How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.6. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

Know of a committee, consent exercise or tender update? Submit dated evidence as a factual correction. Submissions require review and do not automatically change the score.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.

Compare property My saved places

Condominium · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,840 sq ft property in Balmoral Hills

Comparable sales

Small sample · Based on 2 matching sales over 5 years. Individual transactions can materially change the median and range. With two sales, the median is their midpoint and the range is interpolated between them.

Comparable-sale benchmarkS$4,610,000

S$4,475,000 – S$4,745,000

Middle 50% of recorded prices
2 comparable sales over 5 years

Recent comparable sale is S$270,000 higher than the benchmark.

5.9%above the benchmark

Recent comparable saleS$4,880,000

Comparable medianS$4,610,000

S$0S$7,300,000

Below range Within range Above range

Recorded sale from 2025-04. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft: S$2,505
Comparable sales: 2Past 5 years
Recorded PSF change: Limited historyNeeds five sales in each year
Recorded tenure: Freehold

Comparable recorded prices over time

Individual recorded sales per sq ft of strata area for the selected size band · This property

2021-09–2025-07

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 10 · Freehold

Sommerville ParkS$2,185

22 sales

The TrizonS$2,032

22 sales

ParvisS$2,405

19 sales

Ardmore IiS$3,336

17 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by number of recorded sales. Location, lease age, floor and condition are not adjusted.

Local market context

Against other district 10 transactions

District 10 median / sq ftS$2,214

408 matching sales in other developments

Same size band and freehold, over 5 years. Balmoral Hills needs five recent matching sales before we can place its median within this market.

Price versus the local market

The distribution of district 10 recorded sale prices for similar-sized properties

408 transactions

Market median: S$2,214 / sq ft

Bar height shows the number of other transactions in each price band. Same district 10, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands

Price / sq ft	Recorded sales
S$1,294–1,628	14
S$1,628–1,962	54
S$1,962–2,296	186
S$2,296–2,630	66
S$2,630–2,963	37
S$2,963–3,297	17
S$3,297–3,631	29
S$3,631–3,965	2
S$3,965–4,298	1
S$4,298–4,632	2

What traded in this development

Recorded strata areas in sales over the past 12 months

No matching sales were recorded in the past 12 months.

The sales behind the comparison

1,564–2,116 sq ft · Past 5 years

Month	Size	Floor band	Recorded price	Price / sq ft
2025-04	1841 sq ft	1–5	S$4,880,000	S$2,651
2022-07	1841 sq ft	6–10	S$4,340,000	S$2,358

Up to eight recent matching sales shown; the recent comparison contains 2 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

Official recorded transactions

Balmoral Hills resale history

How to read the evidence

These figures describe completed historical resales in the available official records. A recorded median is not a valuation or an asking price.

What do the records cover? Balmoral Hills has 6 recorded resales from 2021-09 to 2025-07 in the available official data. No records in this evidence set fall within 2025-10 to 2026-09; this does not establish that no sales occurred. Choose a relevant unit size below before assessing a particular home.

Inspect the recorded transactions · What a median price can and cannot tell you · Choose your next research step

Available recorded history6 resales2021-09 to 2025-07

Recent recorded activity0 resales2025-10 to 2026-09

Last recorded sale period2025-07Transaction month in the source

Record window	Resales	Median price	Median S$ / sq ft
Available history2021-09 to 2025-07	6	S$4,005,000	2,326
Past 12 months2025-10 to 2026-09	0	Fewer than 5 records	Unavailable

Medians require at least 5 records per displayed group. History includes different sale dates, sizes, floors, leases and conditions; it does not measure price appreciation or the value of a particular home. The current month may be incomplete.

Sources: URA private residential transactions. Available source coverage: 2021-08 to 2026-08. Earliest source confirmation 6 Sep 2026. Recent window evaluated 7 Sep 2026. Coverage and limitations.

Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.

All property records

Balmoral Hills · Every recorded date, size and property type

6 sales

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 6 retained source versions are also available.

2021-09–2025-07Download complete sales data (JSONL)

Recorded activity by year · all 6 records

2021

2022

2023

2024

2025

Showing 1–6 of 6 records. Every page is available below; the download contains the complete dataset for this property.

Month	Property	Sale category	Type	Area	Area basis	Units	Floor band	Tenure	Recorded price	Price / sq ft	Full source record
2025-07	Balmoral Hills	Resale	Condominium	2,691 sq ft	strata	1	11–15	Freehold	S$4,000,000	S$1,486	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521015, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41241, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2025-07", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "4000000.00", "area_sqm": "250.0000", "area_type": "strata", "units": 1, "floor_low": 11, "floor_high": 15, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "250", "price": "4000000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "11-15", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0725", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2025-04	Balmoral Hills	Resale	Condominium	1,841 sq ft	strata	1	1–5	Freehold	S$4,880,000	S$2,651	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521016, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41242, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2025-04", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "4880000.00", "area_sqm": "171.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "171", "price": "4880000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0425", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2024-01	Balmoral Hills	Resale	Condominium	1,389 sq ft	strata	1	6–10	Freehold	S$3,260,000	S$2,348	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521014, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41240, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2024-01", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "3260000.00", "area_sqm": "129.0000", "area_type": "strata", "units": 1, "floor_low": 6, "floor_high": 10, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "129", "price": "3260000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "06-10", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0124", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2023-01	Balmoral Hills	Resale	Condominium	1,389 sq ft	strata	1	6–10	Freehold	S$3,200,000	S$2,305	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521013, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41239, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2023-01", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "3200000.00", "area_sqm": "129.0000", "area_type": "strata", "units": 1, "floor_low": 6, "floor_high": 10, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "129", "price": "3200000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "06-10", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0123", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2022-07	Balmoral Hills	Resale	Condominium	1,841 sq ft	strata	1	6–10	Freehold	S$4,340,000	S$2,358	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521012, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41238, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2022-07", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "4340000.00", "area_sqm": "171.0000", "area_type": "strata", "units": 1, "floor_low": 6, "floor_high": 10, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "171", "price": "4340000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "06-10", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0722", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2021-09	Balmoral Hills	Resale	Condominium	1,841 sq ft	strata	1	6–10	Freehold	S$4,010,000	S$2,179	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 521011, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 41237, "place_id": "1ba74d90-95c2-40ca-8ca5-4cfb9e915b07", "month": "2021-09", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "4010000.00", "area_sqm": "171.0000", "area_type": "strata", "units": 1, "floor_low": 6, "floor_high": 10, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "171", "price": "4010000", "street": "BALMORAL PARK", "tenure": "Freehold", "project": "BALMORAL HILLS", "district": "10", "source_x": "27425.04606", "source_y": "33177.93329", "noOfUnits": "1", "floorRange": "06-10", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0921", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.

Balmoral Hills rental history and rental yield

Rental report & yield-based value

Repeated reported rental activity: 10 Non-landed Properties records from 2025-07 to 2026-06; reported contracts in 9 of 12 covered months.

S$8,650 per month · median across the selected type and connected period, before matching a unit's size or condition.

Reported contracts establish rental activity. They do not measure how quickly a particular unit will rent, vacancy or unique tenants.

Recent reported rental contracts · Non-landed Properties
Lease month	Area (sq ft)	Monthly rent
2026-06	1300-1400	S$6,500
2026-05	>3000	S$11,000
2026-04	1300-1400	S$6,000
2026-03	1800-1900	S$9,250
2026-03	1800-1900	S$9,350

View full rental history, compare neighbouring yields and calculate a rental-based value

Explore the neighbourhood

What’s around Balmoral Hills — before you book a viewing.

Explore on Google Maps ↗

URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

Stevens MRTDT10TE11
450 m
Newton MRTDT11NS21
1.1 km
Orchard MRTNS22TE14
1.5 km
Botanic Gardens MRTCC19DT9
1.5 km

Schools

Singapore Chinese Girls' Primary SchoolPrimary · Girls' School
480 m
Singapore Chinese Girls' SchoolSecondary (S1-S4) · Girls' School
480 m
St. Joseph'S InstitutionMixed Level (S1-Jc2) · Co-Ed School
820 m
Anglo-Chinese School (Primary)Primary · Boys' School
860 m

Shopping

No verified places in this category within the search radius.

Parks & green spaces

Food & markets

Newton Food Centre
1.4 km
Adam Road Food Centre
1.8 km
Cambridge Road Blk 41A (Pek Kio Market And Food Centre)
2.5 km
Empress Road Blk 7 (Empress Road Market And Food Centre)
2.5 km

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

Check a specific journey with OneMap

Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.

Balmoral Hills: neighbourhood changes and ownership research

Use dated official evidence and reviewed contributions alongside the transaction analysis. Nearby records use approximate straight-line proximity; they do not establish a unit’s rent, school eligibility, construction impact or flood probability.

Compare household journeys and amenities Calculate Singapore ownership costs Understand URA planning and future supply

MRT station entrances · 12 records shown