RPS · Resale Project Scorecard
The Balmoral — Grade B
RPS score 5.47/10 · D10 · Bukit Timah, Holland, Tanglin · 81 units · scored across 7 weighted factors — methodology published.
FH · Comtech Development Pte Ltd · TOP 1986
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.55% — below-median performance vs same-vintage peers (38th percentile of 1986-era cohort).
3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.35km). Strong school proximity — a genuine advantage for young families.
81 units — very small project; niche product with thin resale market.
0.50km from Stevens Mrt Stn (TE11) — short walk to MRT, good transport convenience.
Rental yield of 2.00% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.99km, far enough that the impact on this project is modest.
Primary schools within 1km: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School, Anglo-Chinese School (Junior).
The verdict· Scores updated September 2026
The Balmoral scores 5.47 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1570th of 2,357 resale condos scored in Singapore and 114th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and Primary School Effect (8/10); its weakest is Rental Yield (1/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at The Balmoral
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,977 psf, median price $5.30M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,977 psf | $5.30M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,977 psf | $5.30M |
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.
The Balmoral: frequently asked questions
Answers generated from the scorecard data — RPS rank 1570th of 2,357, scores updated September 2026.
- Is The Balmoral a good buy in 2026?
- The Balmoral scores 5.47/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1570th of 2,357 Singapore resale condos and 114th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. 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 The Balmoral?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at The Balmoral, at a median of $1,977 psf and a median price of $5.30M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Balmoral from the nearest MRT station?
- The Balmoral is about 500m from Stevens MRT (TE11), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Balmoral compare with The Belmont?
- The Belmont is the project scored next to The Balmoral on the District 10 ranking: 5.49 (Grade B) against The Balmoral's 5.47 (Grade B). The Balmoral scores higher on Primary School Effect (8 vs 2) and Future Transformation (4 vs 2); The Belmont scores higher on Project's Historical Performance (4 vs 8) and Rental Yield (1 vs 3).
- Which primary schools are within 1km of The Balmoral?
- 3 primary schools are within 1km of The Balmoral: Anglo-Chinese School (Primary), Singapore Chinese Girls' Primary School, Anglo-Chinese School (Junior). 3 primary schools within 1km (nearest: ANGLO-CHINESE SCHOOL (PRIMARY) at 0.35km). Strong school proximity — a genuine advantage for young families. The Balmoral 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 The Balmoral, and how big is the project?
- The Balmoral is freehold, completed in 1986, has 81 units, developed by Comtech Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 81 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 The Balmoral 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 BelmontB5.49
- ChivertonB5.46
- Melrose ParkB5.49
- The Oliv @ BalmoralB5.46
- Goodwood GardensB5.49
- Tomlinson HeightsB5.46
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
Free condo report
Email me this condo's report
Get the full report on The Balmoral — PSF trends, rival comparison, and our verdict — in your inbox.