ONE BALMORAL
UrbanLens Analysis
ONE BALMORAL commands $2,581 PSF -- 17% above what District 10 typically fetches ($2,197 PSF). Stevens MRT is 853m away (11-min walk), functional but not a headline selling point. Against 19 NASSIM at $3,381 PSF, the 24% discount is worth examining closely.
Prices have essentially flatlined over two years (-1.0%), suggesting a market in equilibrium. 7 transactions over two years is modest; the trend is directional, not definitive. For context, CUSCADEN RESERVE has lost 19.9% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. The 2.5% yield trails the CCR average of 3.0%. At $9,432/month median rent, this is a capital-appreciation bet, not an income play.
The 91-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. In the Core Central region, buyers expect premium finishes and brand cachet -- any shortfall directly impacts resale velocity.
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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