27 Balmoral Road 259808, Nassim, Central Region, Singapore
$12,380,000

A rare opportunity to own a true duplex penthouse in prime District 10 — offering the closest experience to “bungalow living in the sky.” Designed across 2 expansive levels, this home delivers exceptional volume, privacy, and separation of spaces — ideal for families, multi-generational living, or those who value both lifestyle and functionality. What makes this home special: • Rare duplex layout — not a typical single-level apartment • Generous living and dining areas with excellent natural light • Internal staircase creating clear separation between zones • High ceilings and wide frontage enhancing space and openness • Balcony with unblocked city views — perfect for relaxation or entertaining Living & Entertaining: The main living area is bright, airy, and designed for both everyday comfort and hosting. Full-height windows bring in natural light while framing expansive views, reinforcing the penthouse experience. Bedrooms & Private Spaces: The master suite is generously sized with a refined, hotel-like ambiance. Additional rooms are well-proportioned and versatile — ideal for bedrooms, study, or work-from-home setups. Functional Lifestyle: A dedicated study/library area adds a unique layer of practicality — increasingly valuable for modern living. Outdoor Living: Enjoy a private balcony space with open views — a rare feature that enhances both lifestyle and long-term desirability. Prime D10 Location: Situated in one of Singapore’s most prestigious residential enclaves, this home offers: • Proximity to Orchard Road and lifestyle amenities • Easy access to major roads and transport links • Established, highly sought-after residential environment Investment Perspective Freehold penthouses in District 10 with genuine duplex layouts are extremely limited in supply. This rarity supports long-term value preservation and positions the property as both a lifestyle asset and a strategic investment. Seeking space, privacy, and a unique layouts? Call Richard Jany.
D10 - Tanglin
Newton MRT
1 January 1983
Small (34 units)
34 units
2 Blocks
Syndicate Development Pte Ltd
Balmoral Tower is a freehold Generic Condo development located in Tanglin, District 10. Completed in 1983, it has a total of 2 blocks within the development and comprises a total of 34 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, Balmoral Tower is also close to schools like Science Studios Learning Centre - Balmoral Plaza, Sunflower Education Centre and Barker Road Methodist Church Kindergarten. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Jasons - Jasons Orchard and Cold Storage Alocassia 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
S4.4M
Total Value
S4.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 812 URA transactions · 1 outliers removed (IQR)
Fair Value
S$14.33M
S$2,862 psf
Asking Price
S$12.38M
S$2,474 psf
vs Market
-13.6%
vs Last Done
-17.9%
Tenure
Freehold
No lease decay
Confidence
High
812 comps
Nearest MRT
Newton
601m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
812 comparable transactions
S$2,635
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
0%
Adjusted Fair Value PSF
S$2,862
Recent Comparable Transactions
10 shown · 812 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | EWE BOON ROAD Floor 01-05 | 657sqft | S$1,978,200 | ▲S$3,013 +5.3% vs FV | Freehold |
Aug 2025 | EWE BOON ROAD Floor 01-05 | 657sqft | S$1,978,200 | ▲S$3,013 +5.3% vs FV | Freehold |
Aug 2025 | BALMORAL ROAD Floor 01-05 | 1,249sqft | S$4,100,000 | ▲S$3,284 +14.7% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 01-05 | 893sqft | S$2,420,000 | ▼S$2,709 -5.3% vs FV | Freehold |
Jul 2025 | GILSTEAD ROAD Floor 01-05 | 1,033sqft | S$2,650,000 | ▼S$2,564 -10.4% vs FV | Freehold |
Jul 2025 | EWE BOON ROAD Floor 11-15 | 2,788sqft | S$5,000,000 | ▼S$1,793 -37.4% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 06-10 | 1,765sqft | S$4,400,000 | ▼S$2,492 -12.9% vs FV | Freehold |
Jul 2025 | KENG CHIN ROAD Floor 21-25 | 2,077sqft | S$5,680,000 | ▼S$2,734 -4.5% vs FV | Freehold |
Jun 2025 | BALMORAL CRESCENT Floor 06-10 | 926sqft | S$2,280,000 | ▼S$2,463 -13.9% vs FV | Freehold |
Jun 2025 | BALMORAL ROAD Floor 01-05 | 2,174sqft | S$6,080,000 | ▼S$2,796 -2.3% vs FV | Freehold |
Jun 2025 | BUKIT TIMAH ROAD Floor 01-05 | 1,119sqft | S$2,950,000 | ▼S$2,635 -7.9% vs FV | Freehold |
EWE BOON ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
EWE BOON ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
BALMORAL ROAD
Aug 2025 · Floor 01-05
+14.7% vs FV
BALMORAL ROAD
Jul 2025 · Floor 01-05
-5.3% vs FV
GILSTEAD ROAD
Jul 2025 · Floor 01-05
-10.4% vs FV
EWE BOON ROAD
Jul 2025 · Floor 11-15
-37.4% vs FV
BALMORAL ROAD
Jul 2025 · Floor 06-10
-12.9% vs FV
KENG CHIN ROAD
Jul 2025 · Floor 21-25
-4.5% vs FV
BALMORAL CRESCENT
Jun 2025 · Floor 06-10
-13.9% vs FV
BALMORAL ROAD
Jun 2025 · Floor 01-05
-2.3% vs FV
BUKIT TIMAH ROAD
Jun 2025 · Floor 01-05
-7.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.