11c Balmoral Road 259798, Nassim, Central Region, Singapore
$12,500,000
Contact rayson heng 9128XXXX to view actual units now! The essence of The Oliv is the best of what luxury and nature combined have to offer. Whimsical ‘bungalows in the sky’ that boast of your own open, private sanctuary on an exceptional scale with unhindered views of the surrounding lush greenery. With security coded lift access every level, you can enjoy the sky garden in front of your home, expanding the possibilities for living and entertaining indoors and out. With just 23 units and 12-storeys high, The Oliv is a sanctuary only a privileged few will be able to enjoy. The freehold property comprises of two garden units, 18 sky suites and is crowned by three penthouses, all of which embrace gardens. “The Oliv showcases creative use of the sky terraces to give the building a distinguishing outlook while overcoming technical regulations and practical requirements of exclusivity and privacy. ... Overall, the jury commends the architect’s control of the project that exudes boldness in expressions, yet finesse in detailing, to create a unique interaction for the residents with nature.” — Singapore Institute of Architects, Building of the Year 2014, Jury's Citation Contact rayson heng 9128XXXX to view actual units now!
D10 - Tanglin
Newton MRT
1 January 2013
Small (23 units)
23 units
1 Block
Tg Developments
The Oliv is a freehold Condo Apartment located in Tanglin, District 10. Completed in 2013, it has a total of 1 blocks within the development and comprises a total of 23 units. It is within walking distance to MRT stations such as Newton MRT and Newton MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, The Oliv is also close to schools like Home Tutor Singapore Tuition Agency, Science Studios Learning Centre - Balmoral Plaza and Sunflower Education Centre. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Cold Storage - Claymore Connect @ Orchard Hotel and FairPrice Finest - Scotts Square for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Balmoral Dentalcare. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Moulmein Goldhill Community Garden, to enjoy some fresh air.
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Total Transactions
1
Average Price
S7.6M
Total Value
S7.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 932 URA transactions · 8 outliers removed (IQR)
Fair Value
S$9.03M
S$2,707 psf
Asking Price
S$12.50M
S$3,746 psf
vs Market
+38.4%
vs Last Done
+64.4%
Tenure
Freehold
No lease decay
Confidence
High
932 comps
Nearest MRT
Newton
738m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
932 comparable transactions
S$2,552
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$2,707
Recent Comparable Transactions
10 shown · 932 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2023 | BALMORAL ROAD Floor 01-05 | 3,337sqft | S$7,600,000 | ▼S$2,278 -15.8% vs FV | Freehold |
Aug 2023 | BALMORAL ROAD Floor 01-05 | 3,337sqft | S$7,600,000 | ▼S$2,278 -15.8% vs FV | Freehold |
Aug 2025 | EWE BOON ROAD Floor 01-05 | 657sqft | S$1,978,200 | ▲S$3,013 +11.3% vs FV | Freehold |
Aug 2025 | BALMORAL ROAD Floor 01-05 | 1,249sqft | S$4,100,000 | ▲S$3,284 +21.3% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 01-05 | 893sqft | S$2,420,000 | ▲S$2,709 +0.1% vs FV | Freehold |
Jul 2025 | EWE BOON ROAD Floor 11-15 | 2,788sqft | S$5,000,000 | ▼S$1,793 -33.8% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 06-10 | 1,765sqft | S$4,400,000 | ▼S$2,492 -7.9% vs FV | Freehold |
Jul 2025 | KENG CHIN ROAD Floor 21-25 | 2,077sqft | S$5,680,000 | ▲S$2,734 +1.0% vs FV | Freehold |
Jul 2025 | BALMORAL PARK Floor 11-15 | 2,691sqft | S$4,000,000 | ▼S$1,486 -45.1% vs FV | Freehold |
Jun 2025 | DRAYCOTT PARK Floor 06-10 | 2,863sqft | S$5,800,000 | ▼S$2,026 -25.2% vs FV | 99 yrs lease commencing from 1997 |
Jun 2025 | ROBIN ROAD Floor 16-20 | 463sqft | S$1,180,000 | ▼S$2,549 -5.8% vs FV | Freehold |
BALMORAL ROAD
Aug 2023 · Floor 01-05
-15.8% vs FV
BALMORAL ROAD
Aug 2023 · Floor 01-05
-15.8% vs FV
EWE BOON ROAD
Aug 2025 · Floor 01-05
+11.3% vs FV
BALMORAL ROAD
Aug 2025 · Floor 01-05
+21.3% vs FV
BALMORAL ROAD
Jul 2025 · Floor 01-05
+0.1% vs FV
EWE BOON ROAD
Jul 2025 · Floor 11-15
-33.8% vs FV
BALMORAL ROAD
Jul 2025 · Floor 06-10
-7.9% vs FV
KENG CHIN ROAD
Jul 2025 · Floor 21-25
+1.0% vs FV
BALMORAL PARK
Jul 2025 · Floor 11-15
-45.1% vs FV
DRAYCOTT PARK
Jun 2025 · Floor 06-10
-25.2% vs FV
ROBIN ROAD
Jun 2025 · Floor 16-20
-5.8% 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.