BALMORAL HEIGHTS
UrbanLens Analysis
At $2,419 PSF, BALMORAL HEIGHTS prices 10% above the District 10 median. Compare that to 19 NASSIM at $3,381 PSF -- a 28% premium that buyers need to justify. The 6-minute walk to Newton MRT (462m) is workable, though not the kind of proximity that commands a premium on its own.
The 7.2% gain in two years signals steady demand -- solid, not speculative. Just 2 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
The freehold title is a structural advantage. No lease clock, no financing constraints, and a buyer pool that never narrows with time. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
A boutique 44-unit project offers exclusivity and lower maintenance charges, but resale liquidity is naturally thin.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SKYE AT HOLLAND | $2,949 | — | 0.0% |
| UPPERHOUSE AT ORCHARD BOULEVARD | $3,309 | — | 0.0% |
| CUSCADEN RESERVE | $3,024 | 3.2% | -19.9% |
| D'LEEDON | $2,044 | 3.2% | +10.0% |
| 19 NASSIM | $3,381 | — | -2.1% |
PSF Trend
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