PINE GROVE
How is this worked out? — the five sub-scores
Pine Grove is a 57-yr remaining leasehold project in D21 Bukit Timah with 3.8% gross yield, good liquidity. It sits in no designated growth node.
- Exit liquidity buyers
- Rental yield buyers
- buyers seeking a fresh/long lease
- capital-growth-led investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Factor lease decay into your exit horizon.
Investment report
A plain-language read on Pine Grove — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- Strong transaction liquidity — 14 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
- Active rental market — 71 recent lease contracts at a healthy ~3.8% gross yield.
- Well-sized 660-unit project — larger developments trade at firmer $psf and resell faster.
- Short remaining lease (~57 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $1,029 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $1,040 psf |
| D21 district-comparablemedian $psf of all projects in the district | $1,706 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.8% target gross yield | $1,029 psf |
| HomeVestor fair range | $1,027–$1,335 psf ≈ $1,791,088–$2,328,240 for a ~1,744 sqft unit |
See the D21 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Long-run trend — project vs. market
Indexed to 100 at 2021 · 2021–2026
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
Popular schools nearby
Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Dover MRT Station · ~1022 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | PINE GROVE |
| Street Name | Pine Grove |
| Property Type | Condominium |
| Tenure | 99 yrs from 1984 · ~57 yrs left |
| District / Planning Area | D21 / Bukit Timah |
| Completion | — |
| Number of units | 660 units |
| Highest floor in the project | 17 |
| Developer | — |
| Land Area (sqm) | 82,982 |
| Master Plan Plot Ratio | 2.1 |
All transactions (115)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
Rental transactions (386)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|