CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 10 · Newton

Balmoral Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2026

Quick Summary

Balmoral Plaza is a commercial building in District 10 · Newton, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is freehold. 43 transactions are on record since 1995, at a median S$1,152 psf, most recently in Jan 2026. 10 units are currently listed for rent. ACRA records 123 live company registrations at this address.

The facts are here — now get the verdict on Balmoral Plaza.

Ask PropKaki

What are the key facts about Balmoral Plaza?

Key takeawayBalmoral Plaza is a commercial building in District 10 · Newton, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Freehold
District / Area: District 10 · Newton
Address: 271 Bukit Timah Road
Land area: 4,145 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 70
Managing agent: CBRE PTE LTD
Strata formed: 1996 (MCST 1968)
Submarket: City Fringe
Units with a recorded sale: At least 28
Transactions on record: 43 (records start 1995)
Live listings: 10
ACRA registrations: 123

Are there floor plans for Balmoral Plaza?

Key takeawayWe hold the developer's sales-brochure floor plans for Balmoral Plaza — 3 plans, linked to 14 of the 28 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

Level 3
Level 4
Level 5

Office units with a plan: 14 · 527 sq ft – 4,101 sq ft (recorded sales)

Source: developer's sales brochure.

About Balmoral Plaza

Balmoral Plaza is a mixed-use building in Newton (District 10). It is located along Bukit Timah Road, Singapore 259708.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 2.1. It lies inside the Central Area.

The site is freehold. It occupies roughly 4,145 sqm of land with about 19,679 sqm of gross floor area.

43 transactions have been recorded here, at a median of S$1,152 psf. The most recent was in January 2026.

134 businesses are currently registered at this address with ACRA.

The nearest MRT is Newton MRT, 367 m away (about a 6-minute walk). The closest bus stop (Chancery Ct) is 97 m away (about a 2-minute walk).

What is Balmoral Plaza zoned as?

Key takeawayBalmoral Plaza sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 2.1, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.1
Urban design area: Urban Design Area (Within Central Area)
Central Area: Yes

BCA-verified envelope: allowable GFA 8,704 sqm · built 12,349 sqm · headroom -3,645 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Balmoral Plaza sold for?

Key takeawayAcross 43 recorded transactions since 1995, the median price is about S$1.00M, most recently in Jan 2026.

Date	Use	Price	Area	PSF
Jan 2026	Office	S$1.53M	527 sqft	$2,901
Aug 2024	Office	S$2.06M	764 sqft	$2,695
Jan 2024	Office	S$2.07M	775 sqft	$2,671
Oct 2023	Retail	S$2.20M	667 sqft	$3,297
Dec 2022	Office	S$11.30M	4,101 sqft	$2,755
Jan 2022	Retail	S$1.68M	764 sqft	$2,198
Apr 2018	Office	S$1.45M	560 sqft	$2,591
May 2017	Office	S$2.70M	2,250 sqft	$1,200
Jan 2014	Office	S$1.10M	560 sqft	$1,965
May 2013	Office	S$1.20M	764 sqft	$1,570

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Balmoral Plaza rent for?

Key takeawayNo rent is published for Balmoral Plaza itself. On its street, Bukit Timah Road, office space rented at a median of $5.42 psf a month in 2026Q1, with the middle half of leases between $3.75 and $5.74. That is not this building's own rent, and never a quote for a particular unit.

Office space on Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space on Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 10 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Balmoral Plaza

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Balmoral Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 10 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Balmoral Plaza?

Key takeawayURA has approved 48 changes of use at Balmoral Plaza since 2000, most recently in 2025, and refused 3. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

27 Oct 2025ApprovedFloor 4
Change of use to commercial school
Proposed change of use of unit #04-XX to commercial school
30 May 2025RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant - balmoral plaza
25 Apr 2025Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
6 Feb 2025Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
18 Jul 2024Agency worksFloor 3
Change of use to gym/fitness centre
Lodgment for proposed use of unit #03-XX as gym/fitness centre
3 Jun 2024RenewedFloor 2
Continued use as childcare centre
Continued use of unit #02-XX as childcare centre
29 Jan 2024Agency worksFloor 4
Change of use to gym/fitness centre
Lodgment for proposed use of unit #04-XX as gym/fitness centre
5 Jan 2023Agency worksFloor 3
Change of use to office
Lodgment for proposed use of unit #03-XX as office
26 Jul 2022RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant - balmoral plaza
22 Jul 2022ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of part of unit #01-XX to takeaway foodshop
11 Mar 2022Agency worksFloor B1
Change of use to commercial school
Lodgment for proposed use of unit #B1-XX as commercial school
9 Feb 2022Approved
Additions & alterations
Proposed addition of canopies at the 1st storey of the existing balmoral plaza on lot 00731n ts 26 at 271 bukit timah road, singapore 259708 (newton planning area)

50 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Balmoral Plaza?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Balmoral Plaza right now?

Key takeaway10 units are currently listed at Balmoral Plaza. One row per unit; several agents often market the same unit.

For rent (10)

Balmoral Plaza2 agentsS$5k/mo · 732 sqft
Balmoral PlazaS$6k/mo · 678 sqft
Balmoral Plaza2 agentsS$10k/mo · 1,119 sqft
Balmoral Plaza2 agentsS$15k/mo · 800 sqft

Browse every listing at this building →

What is near Balmoral Plaza?

Key takeawayThe nearest MRT/LRT is Newton MRT, about 367 m away — and 3 competing retail premisess operate nearby.

Getting around

Newton MRT367 m · ~6 min

Amenities nearby

The Balmoral Clinic Family Medicine · 9 mChancery Ct · 97 mHotel · 103 mEducational Institution · 174 mPlace Of Worship · 201 mNewton MRT Exit C · 438 mCairnhill Community Club · 771 mMount Elizabeth Novena Hospital · 1.2 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Cold Storage Singapore (1983) Pte Ltd · 260 mNewton Food Centre · 677 mUnited Square · 906 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Balmoral Plaza

Key takeawayThe nearest station is Newton (NS21 / DT11), 367 m away — one of the busiest stations, with about 116,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Anthony Rd Off St (URA), 700 m away; the nearest URA season parking is Clemenceau Ave North ( Newton Fc), 760 m away (S$80/month).

Foot traffic: busier than 36% of retail buildings

nearest MRT/LRT Newton (NS21/DT11) 367 m, about 116,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 5,651 taps a weekday; Newton: 13,644 resident workers (Census 2020, by workplace); about 18,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Newton (NS21 / DT11)367 m · about 116,000 weekday taps
Novena (NS20)954 m · about 85,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Balmoral Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 5,651 boardings and alightings on an average weekday.

Who's registered at Balmoral Plaza?

Key takeaway123 live companies (and LLPs and branches; sole proprietors are not counted) list Balmoral Plaza as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
44
Education
13
Wholesale and retail trade
12
Professional, scientific and technical services
12
Accommodation and food services
12
Health and social services
9
Other services
5
Information and communications
5
Administrative and support services
3
Real estate
3

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Balmoral Plaza's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 234 kWh/m²·yr

Frequently asked questions about Balmoral Plaza

Where is Balmoral Plaza?⌄

Balmoral Plaza is at 271 Bukit Timah Road, Singapore 259708, in the Newton planning area.

What is Balmoral Plaza zoned as?⌄

Balmoral Plaza sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Balmoral Plaza?⌄

Balmoral Plaza is freehold.

What have units at Balmoral Plaza sold for?⌄

Across 43 recorded transactions, the median price is S$1,152 psf. The latest was in January 2026.

What is the nearest MRT station to Balmoral Plaza?⌄

Newton MRT is the closest, 367 m away (about a 6-minute walk).

How many businesses are registered at Balmoral Plaza?⌄

134 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

The facts are here — now get the verdict on Balmoral Plaza.

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This development is also registered as the residential project Balmoral Plaza.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.