
















Nestled within the esteemed District 10, 8 Grove Drive resides in the sought-after Mount Sinai Estate, offering a serene retreat from the urban hustle. Positioned just a stroll away from a plethora of eateries and esteemed schools, this prime locale seamlessly marries convenience with a nurturing ambiance, ideal for families seeking the perfect balance. Crafted with family comfort as the focal point, 8 Grove Drive Boasts five en-suite rooms and thoughtfully designed entertainment spaces, catering to the dynamics of modern family living. Meticulously tailored to meet the demands of contemporary households, this residence harmonizes functionality with refined comfort, promising a lifestyle of effortless sophistication and ease. Property Details: • Location: Grove Drive • Type: 2-Storey Bungalow plus Attic & Basement • Tenure: FH • Bedrooms: 5 Bedrooms • Bathroom: 5 Ensuite Bathrooms • School: 2~3 Walk to Henry Park Pri School (110 metres only) • Availabity: TOP soon
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Total Transactions
36
Average Price
S3.2M
Total Value
S116.3M
Calculating fair value from URA transaction data…


License: L3009250K
Automated Valuation based on 676 URA transactions · 12 outliers removed (IQR)
Fair Value
S$22.11M
S$1,826 psf
Asking Price
S$19.80M
S$1,636 psf
vs Market
-10.5%
Confidence
High
676 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
676 comparable transactions
S$1,790
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,826
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | GREENLEAF AVENUE | 3,774 | S$10,250,000 | S$2,716 |
| 2025-08 | JALAN ISTIMEWA | 3,283 | S$6,160,000 | S$1,876 |
| 2025-08 | RIDGEWOOD CLOSE | 2,185 | S$4,700,000 | S$2,151 |
| 2025-08 | MOONBEAM DRIVE | 4,369 | S$11,080,000 | S$2,536 |
| 2025-08 | HOLLAND GROVE DRIVE | 3,160 | S$7,080,000 | S$2,240 |
Showing 5 most recent transactions from 676 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.