RPS · Resale Project Scorecard
Balmoral Heights — Grade B
RPS score 5.84/10 · D10 · Bukit Timah, Holland, Tanglin · 44 units · scored across 7 weighted factors — methodology published.
FH · FOOK TONG NAM CONSTRUCTION PTE LTD · TOP 2004
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.33% — below-median performance vs same-vintage peers (36th percentile of 2004-era cohort).
3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.38km). Strong school proximity — a genuine advantage for young families.
44 units — very small project; niche product with thin resale market.
350m from Newton Mrt Stn (DT11) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.58% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Newton–Orchard mixed-use precinct at 0.43km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Singapore Chinese Girls' Primary School.
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The verdict· Scores updated September 2026
Balmoral Heights scores 5.84 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1232nd of 2,357 resale condos scored in Singapore and 71st of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Balmoral Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,469 psf, median price $2.87M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $2,469 psf | $2.87M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,469 psf | $2.87M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Balmoral Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 1232nd of 2,357, scores updated September 2026.
- Is Balmoral Heights a good buy in 2026?
- Balmoral Heights scores 5.84/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1232nd of 2,357 Singapore resale condos and 71st of 308 in District 10 (Bukit Timah, Holland, Tanglin). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Balmoral Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Balmoral Heights, at a median of $2,469 psf and a median price of $2.87M (range $2,434 psf to $2,503 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Balmoral Heights from the nearest MRT station?
- Balmoral Heights is about 350m from Newton MRT (DT11), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Balmoral Heights compare with The Element @ Stevens?
- The Element @ Stevens is the project scored next to Balmoral Heights on the District 10 ranking: 5.85 (Grade B) against Balmoral Heights's 5.84 (Grade B). Balmoral Heights scores higher on Primary School Effect (8 vs 7) and Rental Yield (3 vs 2); The Element @ Stevens scores higher on Project's Historical Performance (4 vs 5) and MRT Proximity (9 vs 10).
- Which primary schools are within 1km of Balmoral Heights?
- 3 primary schools are within 1km of Balmoral Heights: Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Singapore Chinese Girls' Primary School. 3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.38km). Strong school proximity — a genuine advantage for young families. Balmoral Heights scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Balmoral Heights, and how big is the project?
- Balmoral Heights is freehold, completed in 2004, has 44 units, developed by FOOK TONG NAM CONSTRUCTION PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 44 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Balmoral Heights in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- The Element @ StevensB5.85
- Duchess CrestB5.84
- Crystal CourtB5.85
- Studio 3B5.84
- Sheares VilleB5.86
- Duchess RoyaleB5.83
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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