Pine Springs rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 7b Balmoral Road Pine Springs Singapore 259788
Open map
Non-Landed Properties 30 transactions Tenure pending Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Pine Springs
Pine Springs is a private residential project in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 30 rentals and 0 sales.
- Typical rent is $5,750 per month, with bedroom and floor-area splits below for a closer unit-level view.
- No project-specific sale data is loaded yet, so sale pricing needs nearby comps rather than this project alone.
- Rent is down 0.7% over the last 3 months. Sale PSF trend is not available yet.
Pine Springs Market Position
How this project compares with the wider D10 market before you read the detailed tables.
Rent vs D10 -8.7%
Rents near district median
Pine Springs's median rent is $5,750 compared with the D10 median of $6,300. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D10 Building
Sale comparison still building
Project sale PSF or district sale PSF is still too thin for a clean project-vs-district comparison.
Rent support Building
Yield comparison still building
Gross yield needs both rent and sale evidence, so this signal will improve when both sides have deeper project records.
Rent stability 64.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +12.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Pending
Confirm tenure
Tenure is still pending, so sale comparisons should stay conservative until the project facts are confirmed.
Pine Springs Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $5,750
Is the asking rent fair?
$5,450 to $6,050 is the first fair-rent band to check. Above $6,050 should have a visible reason.
Median sale PSF No sale data
Is the purchase price fair?
There is no project sale anchor yet. Compare against nearby projects and district PSF.
3 bed rent $6,000
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 64.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +12.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Pine Springs numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $5,750/mo Test gross and net yield against typical rent. Buy vs rent Add price Compare ownership cost against renting. Mortgage Add price Estimate monthly payment from the sale price. Stamp duty BSD + ABSD Estimate buyer stamp duty before offer math. Purchase timeline Add price Map the option fee, exercise date, stamp duty and completion.
Pine Springs Project Facts
Project-level details from URA records and local enrichment.
Tenure Tenure pending
Property type Non-Landed Properties
Sales No sales yet
Total sold value No sales yet
Pine Springs Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 30 Jun 2021 to Jan 2026
Sale transactions 0 Not available
Rent trend -0.7% Last 3 months
Sale PSF trend Not available No sale records
Pine Springs 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) 0.74 km away
STEVENS MRT STATION (DT10) 0.76 km away
NEWTON MRT STATION (DT11) 0.79 km away
Schools nearby
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 0.56 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 0.66 km away
SINGAPORE CHINESE GIRLS' SCHOOL (PRIMARY) 0.72 km away
ETONHOUSE INTERNATIONAL PRE-SCHOOL (CLAYMORE) 0.75 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 1.02 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.79 km away
ALEXANDRA PARK CONNECTOR Park / green link · 2.65 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 0.8 km away
Pine Springs Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,800 24 rentals in view
Latest median sale PSF No sale benchmark No sale trend yet
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jan 2026 1 $4,800 0 - -
Dec 2025 2 $7,050 0 - -
Jul 2025 3 $7,200 0 - -
May 2025 1 $8,000 0 - -
Jan 2025 1 $4,800 0 - -
Dec 2024 1 $7,100 0 - -
Nov 2024 1 $4,100 0 - -
May 2024 1 $5,500 0 - -
Mar 2024 1 $6,700 0 - -
Feb 2024 1 $5,200 0 - -
Jan 2024 3 $4,800 0 - -
Dec 2023 1 $6,600 0 - -
Projects Similar to Pine Springs
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 D'Leedon 3.0 km away 2,869 transactions
- Median rent
- $5,500
- Median sale PSF
- $1,892 psf
- Median rent
- $5,800
- Median sale PSF
- $2,521 psf
- Median rent
- $5,900
- Median sale PSF
- $1,735 psf
- Median rent
- $5,800
- Median sale PSF
- $3,038 psf
- Median rent
- $5,200
- Median sale PSF
- $2,102 psf
- Median rent
- $5,500
- Median sale PSF
- $2,100 psf
Pine Springs Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,650 $3,575 6
3 bed $6,000 $5,980 20
4 bed $8,650 $8,700 4
Pine Springs Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,650 $3,575 6
1,200 to 1,300 sqft $4,800 $5,014 7
1,400 to 1,500 sqft $6,600 $6,300 7
1,500 to 1,600 sqft $7,000 $6,680 5
1,800 to 1,900 sqft $7,000 $7,000 1
1,900 to 2,000 sqft $8,000 $8,000 2
2,000 to 2,100 sqft $9,300 $9,300 1
2,300 to 2,400 sqft $9,500 $9,500 1
Pine Springs Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
No floor-level sales split is available for this project yet.
Pine Springs Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
No sales rows are available.
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
Pine Springs shows a typical monthly rent of $5,750 across 30 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $5,750
Rentals 30
Rent signal Moderate
- 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
Pine Springs does not currently have project-specific sale data loaded. Do not use this page as a sale price anchor by itself; use nearby projects, district sale PSF and any agent-provided recent contracts.
Median sale No sale data
Median PSF No sale PSF
Sale signal Missing
- Prioritize similar projects in the same district until sale records are available.
- Treat tenure as pending unless it is confirmed from project documents or official records.
Listing position
If you are selling
Pine Springs does not currently have sale data loaded, so a listing price needs external comps. Use similar projects and district-level sale ranges first, then adjust for unit condition, floor, size and urgency.
Sale signal Missing
Total sold value No sale data
Latest record Jan 2026
- Avoid presenting the rental median as a sale price signal.
- Once sale records exist, the latest sales table should become the main listing anchor.
District context
Use D10 to compare Pine Springs 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.
Pine Springs FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pine Springs?
Pine Springs has a median monthly rent of $5,750 across 30 rentals.
What is the typical sale price at Pine Springs?
Pine Springs does not currently have project-specific sale data loaded, so sale pricing should be checked against nearby comparable projects.
What is the median sale PSF at Pine Springs?
Pine Springs does not currently have sale PSF data loaded. Use district and nearby project sale PSF until project-specific sale benchmarks are available.
Is Pine Springs freehold or leasehold?
Tenure for Pine Springs is still pending in the project records. Confirm tenure from project documents or official records before making a purchase decision.
Where is Pine Springs located?
Pine Springs is located at 7b Balmoral Road Pine Springs Singapore 259788 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the Pine Springs 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.