District 10 · Tanglin · CCR
One Balmoral
Balmoral Road · Condominium · Freehold
Current PSF
$2,610
+15.5% vs district median
Gross yield
2.7%
median rent $5,600/mo
3-year gain
2.4%
Transactions · 5y
21
7 in last 12 months
Nearest MRT
Stevens Mrt Station · 850.641m
DTL,TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Singapore Chinese Girls' Primary School 814m · Phase 2C 1.4× balloted · Anglo-Chinese School (Primary) 833m · Phase 2C 1.5× balloted · Singapore Chinese Girls' School (Primary) 844m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Newton Food Centre · 1.1km
Green
Goldhill Ave Pg · 912m
Mall
Forum The Shopping Mall · 829m
Health
Mount Elizabeth Hospital (hospital) · 1.1km
Who lives in Tanglin
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
21,810
Median age
42 yrs
46% under 40 · getting older
Children 0–9
2,660
▲ 20% since 2015 · future P1 demand
Household size
3.5 avg
Homes
2% HDB
77% condo · 20% landed
Degree holders
74%
residents 15+
Commute
29% transit
50% drive
45 min+ to work
5%
Master Plan 2025959m from Newton - ~5,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,741 psf - 2% above units on floors 1–5 ($2,681 psf).
Price trend average PSF by year
2021
$2,695
2022
$2,429
-9.9%
2023
$2,627
+8.2%
2024
$2,587
-1.5%
2025
$2,408
-6.9%
2026
$2,690
+11.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,700/mo | $6.73 | 3.1% | 30 |
| 2BR | $5,500/mo | $5.79 | 2.7% | 60 |
| 3BR | $8,500/mo | $5.86 | 2.7% | 34 |
| 4BR | $10,000/mo | $6.06 | 2.8% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,850,000 | 1,410 | $2,730 | 06-10 |
| Jun 2026 | $3,780,000 | 1,410 | $2,681 | 01-05 |
| May 2026 | $3,860,000 | 1,410 | $2,737 | 11-15 |
| Feb 2026 | $4,600,000 | 1,658 | $2,775 | 11-15 |
| Jan 2026 | $2,450,000 | 969 | $2,529 | 06-10 |
| Dec 2025 | $4,980,000 | 2,228 | $2,235 | 11-15 |
| Sept 2025 | $2,500,000 | 969 | $2,581 | 06-10 |
| Nov 2024 | $2,540,000 | 969 | $2,622 | 01-05 |
| Jul 2024 | $2,658,000 | 969 | $2,744 | 11-15 |
| Jul 2024 | $1,350,000 | 592 | $2,280 | 06-10 |
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