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apartment · 259928

Balmoral Heights

Project page · Freehold

Indicative value range
S$2,586,332 – S$2,624,818
Indicative mid S$2,588,235 · S$2,479 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Mar 2026Balmoral Heights06-101,163 sqftS$2,830,000S$2,434 psf×1.018S$2,479 psf
Mar 2026Balmoral Heights06-101,163 sqftS$2,910,000S$2,503 psf×1.018S$2,549 psf
Jun 2025Balmoral Heights06-10926 sqftS$2,280,000S$2,463 psf×1.005S$2,475 psf

How accurate is this estimate for Balmoral Heights?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.41% gross yield

S$62,400 of rent a year against the estimate above · 0.22 points below flats like it

Leases signed here within a quarter of this size run about S$5,200 a month, the middle of 13 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262100-2200 sqft3Non-landed PropertiesS$7,500
Q3 20262100-2200 sqft3Non-landed PropertiesS$7,500
Q3 20261600-1700 sqft3Non-landed PropertiesS$6,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,700
Q3 2026500-600 sqft1Non-landed PropertiesS$3,200
Q3 2026500-600 sqft1Non-landed PropertiesS$3,200
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,700

median of 13 URA rental contracts at Balmoral Heights within a quarter of 97 sqm, since 2025Q4.

Buying or selling at S$2,588,235?

Buying: Stamp duty on S$2,588,235 · Cash and CPF needed on S$2,588,235 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,588,235.

Each opens with this figure filled in; change anything there.

Primary schools near 8 Balmoral Crescent

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Balmoral Heights · 06-10 · Apartment
1,163 sqftS$2,830,000S$2,434 psf
Mar 2026
Balmoral Heights · 06-10 · Apartment
1,163 sqftS$2,910,000S$2,503 psf
Jun 2025
Balmoral Heights · 06-10 · Apartment
926 sqftS$2,280,000S$2,463 psf
Aug 2024
Balmoral Heights · 06-10 · Apartment
1,163 sqftS$2,760,000S$2,374 psf
Feb 2024
Balmoral Heights · 01-05 · Apartment
926 sqftS$2,088,000S$2,256 psf
Mar 2023
Balmoral Heights · 06-10 · Apartment
926 sqftS$2,150,000S$2,323 psf
Jun 2022
Balmoral Heights · 06-10 · Apartment
1,163 sqftS$2,420,000S$2,082 psf
Nov 2021
Balmoral Heights · 01-05 · Apartment
926 sqftS$1,750,000S$1,890 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.