21 Balmoral Park 259850, Nassim, Central Region, Singapore
$3,850,000
High Floor Spacious 3 Bedrooms at Villa Block! Pinewood Gardens - 3 Bedrooms - 3 Bath - Yard & Helper Room - Size = 1647sf - High Floor - Corner Unit - Enlarged Open-Concept Kitchen - Renovated - Move in Condition - Good Size Balcony - Quiet Facing - Sell Vacant Possession - Full Condo Facilities - Pinewood Gardens is Resort-Style project situated on a hilltop tucked away from the bustling city. - Yet enjoy the close proximity which is just a Stone Throw Drive Away from Orchard Road and Bukit Timah. Primary Schools - ACS Pri Sch (1km) - SCGS Pri Sch (1km) - ACS Junior Sch (2km) - SJI Junior (2km) MRT Stations - Stevens MRT (0.57km) - Newton MRT (0.6km) - Orchard MRT (1.03km) ☎️ Please contact 8383.8300 to arrange for viewing by appointment.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
18
Average Price
S3.5M
Total Value
S62.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 9 URA transactions · 3 outliers removed (IQR)
Fair Value
S$3.79M
S$2,304 psf
Asking Price
S$3.85M
S$2,338 psf
vs Market
+1.5%
vs Last Done
+11.9%
Tenure
Freehold
No lease decay
Confidence
Medium
9 comps
Nearest MRT
Stevens
604m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$2,172
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,304
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | BALMORAL PARK Floor 06-10 | 1,604sqft | S$3,350,000 | ▼S$2,089 -9.3% vs FV | Freehold |
May 2025 | BALMORAL PARK Floor 06-10 | 1,604sqft | S$3,350,000 | ▼S$2,089 -9.3% vs FV | Freehold |
Apr 2025 | BALMORAL PARK Floor 01-05 | 1,668sqft | S$3,720,000 | ▼S$2,230 -3.2% vs FV | Freehold |
Oct 2024 | BALMORAL PARK Floor 01-05 | 1,647sqft | S$3,650,000 | ▼S$2,216 -3.8% vs FV | Freehold |
Jun 2024 | BALMORAL PARK Floor 01-05 | 1,636sqft | S$3,650,000 | ▼S$2,231 -3.2% vs FV | Freehold |
Aug 2022 | BALMORAL PARK Floor 01-05 | 1,658sqft | S$3,538,000 | ▼S$2,134 -7.4% vs FV | Freehold |
Aug 2022 | BALMORAL PARK Floor 01-05 | 1,658sqft | S$3,550,000 | ▼S$2,142 -7.0% vs FV | Freehold |
Jul 2022 | BALMORAL PARK Floor 06-10 | 1,970sqft | S$4,388,000 | ▼S$2,228 -3.3% vs FV | Freehold |
Apr 2022 | BALMORAL PARK Floor 01-05 | 2,088sqft | S$4,368,000 | ▼S$2,092 -9.2% vs FV | Freehold |
Sep 2021 | BALMORAL PARK Floor 01-05 | 1,625sqft | S$3,349,400 | ▼S$2,061 -10.5% vs FV | Freehold |
BALMORAL PARK
May 2025 · Floor 06-10
-9.3% vs FV
BALMORAL PARK
May 2025 · Floor 06-10
-9.3% vs FV
BALMORAL PARK
Apr 2025 · Floor 01-05
-3.2% vs FV
BALMORAL PARK
Oct 2024 · Floor 01-05
-3.8% vs FV
BALMORAL PARK
Jun 2024 · Floor 01-05
-3.2% vs FV
BALMORAL PARK
Aug 2022 · Floor 01-05
-7.4% vs FV
BALMORAL PARK
Aug 2022 · Floor 01-05
-7.0% vs FV
BALMORAL PARK
Jul 2022 · Floor 06-10
-3.3% vs FV
BALMORAL PARK
Apr 2022 · Floor 01-05
-9.2% vs FV
BALMORAL PARK
Sep 2021 · Floor 01-05
-10.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.