Rent vs D10 +33.1%
Rents above district median
Balmoral Hills's latest 12-month median rent is $8,650 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
Balmoral Hills rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 9 Balmoral Park Balmoral Hills Singapore 259844
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Quick summary about Balmoral Hills
Balmoral Hills is a freehold condominium in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 79 rentals and 7 sales.
- Latest 12M median rent is $8,650 per month from 10 rentals. The bedroom and floor-area tables below show the full loaded history.
- All-time median sale price is $4,010,000, with median sale PSF at $2,309 psf from 7 sales.
- Rent is down 21.7% over the last 3 months. Sale PSF is up 1.9% over the last 3 months.
Balmoral Hills Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 -7.9%
Sale PSF near district median
Balmoral Hills's all-time median sale PSF is $2,309 psf versus the D10 median of $2,506 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.59%
Rent support near district screen
Gross yield is roughly 2.59% versus a D10 screen of 2.81%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 59.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -22.2%
Activity is lighter
7 recent transactions versus 9 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Balmoral Hills against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $8,650
Is the asking rent fair?
$8,200 to $9,100 is the first fair-rent band to check. Above $9,100 should have a visible reason.
All-time median sale PSF $2,309 psf
Is the purchase price fair?
$3,890,000 to $4,130,000 and $2,240 to $2,380 psf are the first sale checks before adjusting for floor, size, view and condition.
4 bed rent $8,650
Are similar units renting for more?
4 bed and 1,800 to 1,900 sqft give the closest unit-size checks.
Rent stability 59.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -22.2%
Is activity rising?
Activity is lighter. 7 recent transactions versus 9 in the prior 6-month view.
Balmoral Hills Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 7 resale transactions
Total sold value $27.9M
Balmoral Hills Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 79 Jun 2021 to Jun 2026
Sale transactions 7 Jul 2021 to Jul 2025
Rent trend -21.7% Last 3 months
Sale PSF trend 1.9% Last 3 months
Balmoral Hills Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
STEVENS MRT STATION (TE11) 0.43 km away
STEVENS MRT STATION (DT10) 0.47 km away
NEWTON MRT STATION (DT11) 1.13 km away
Schools nearby
SINGAPORE CHINESE GIRLS' SCHOOL (PRIMARY) 0.52 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 0.86 km away
ETONHOUSE INTERNATIONAL PRE-SCHOOL (CLAYMORE) 0.9 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 0.91 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 1.12 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.14 km away
Balmoral Hills Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,500 28 rentals in view
Latest median sale PSF $1,486 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $6,500 0 - -
May 2026 1 $11,000 0 - -
Apr 2026 1 $6,000 0 - -
Mar 2026 2 $9,300 0 - -
Jan 2026 1 $8,300 0 - -
Dec 2025 1 $6,800 0 - -
Nov 2025 1 $9,000 0 - -
Sept 2025 1 $7,200 0 - -
Jul 2025 1 $9,100 1 $1,486 psf $4,000,000
May 2025 1 $9,200 0 - -
Apr 2025 0 - 1 $2,651 psf $4,880,000
Mar 2025 3 $8,500 0 - -
Projects Similar to Balmoral Hills
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Parvis 3.2 km away 495 transactions
- Median rent
- $9,000
- Median sale PSF
- $2,246 psf
- Median rent
- $8,000
- Median sale PSF
- $2,202 psf
- Median rent
- $8,600
- Median sale PSF
- $2,527 psf
- Median rent
- $7,750
- Median sale PSF
- $2,290 psf
- Median rent
- $6,500
- Median sale PSF
- $2,106 psf
- Median rent
- $7,000
- Median sale PSF
- $2,230 psf
Balmoral Hills Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $5,800 $6,201 35
4 bed $8,650 $8,614 42
8 bed $13,000 $13,000 2
Balmoral Hills Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,300 to 1,400 sqft $5,750 $5,875 26
1,800 to 1,900 sqft $8,500 $8,510 39
2,100 to 2,200 sqft $5,500 $5,500 3
2,600 to 2,700 sqft $7,000 $7,167 3
2,700 to 2,800 sqft $9,000 $8,767 3
3,100 to 3,200 sqft $11,000 $11,180 5
Balmoral Hills Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $4,880,000 $2,651 psf 1
06 to 10 $4,010,000 $2,309 psf 5
11 to 15 $4,000,000 $1,486 psf 1
Balmoral Hills Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Balmoral Hills shows a latest 12-month median monthly rent of $8,650 across 10 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $8,650
Rentals in period 10
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
All-time sales at Balmoral Hills show a median price of $4,010,000 and $2,309 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
All-time median sale $4,010,000
All-time median PSF $2,309 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Balmoral Hills has 7 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $27.9M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Balmoral Hills numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $8,650/mo Test gross and net yield against typical rent. Buy vs rent $4.0M Compare ownership cost against renting. Mortgage $4.0M Estimate monthly payment from the sale price. Stamp duty $2,309 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D10 to compare Balmoral Hills against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Balmoral Hills FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Balmoral Hills?
Balmoral Hills has a latest 12-month median monthly rent of $8,650 across 10 rentals in that period.
What is the typical sale price at Balmoral Hills?
The all-time median sale price for Balmoral Hills is $4,010,000, based on 7 sales in that period.
What is the median sale PSF at Balmoral Hills?
The all-time median sale price per square foot for Balmoral Hills is $2,309 psf. The average for the same period is $2,234 psf.
Is Balmoral Hills freehold or leasehold?
Balmoral Hills is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Balmoral Hills located?
Balmoral Hills is located at 9 Balmoral Park Balmoral Hills Singapore 259844 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the Balmoral Hills transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.