Grove Drive, Ulu Pandan, Central Region, Singapore
$19,800,000
Premium Luxury! In the quiet prestige of Mount Sinai Estate, District 10, stands a residence crafted not merely as a home — but as a private statement of legacy. Set on an expansive 5,321 sqft land parcel with an extraordinary 12,110 sqft of built space, this newly completed detached residence is designed for those who value scale, discretion and architectural gravitas. Beyond its understated façade lies a curated living experience: • Grand arrival with private car porch • Full basement entertainment lounge with direct pool deck access • Private swimming pool framed by refined landscaping • Formal and informal hosting zones across multiple levels • Wet & dry gourmet kitchen configuration • Five expansive ensuite bedrooms • Master suite sanctuary with walk-in wardrobe and terrace • Junior master at attic level for privileged family members or distinguished guests • Dedicated service quarters This residence offers the spatial luxury rarely available in central Singapore — allowing for private entertaining, generational living and refined daily comfort without compromise. Positioned within one of Singapore’s most established landed enclaves, yet minutes to Holland Village, One Holland Village, Orchard Road and the CBD, the address offers both serenity and strategic connectivity. Within 1km of Henry Park Primary School and near Dover MRT, the location balances prestige with practicality — a rarity in prime landed ownership. For buyers who understand that prime District 10 landed assets are finite, this is not simply a purchase. It is long-term capital preservation in one of Singapore’s most resilient residential districts. Disclaimer: Land and built-up areas are approximate and subject to final survey. All information, specifications, floor plans and renderings are subject to change without notice. Visuals are artist’s impressions only and do not form part of any offer or contract. Purchasers should rely on the Sale & Purchase Agreement.
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Total Transactions
3
Average Price
S5.7M
Total Value
S17.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 23 URA transactions · 3 outliers removed (IQR)
Fair Value
S$28.35M
S$2,341 psf
Asking Price
S$19.80M
S$3,721 psf
vs Market
-30.2%
vs Last Done
+51.0%
Tenure
Freehold
No lease decay
Confidence
High
23 comps
Nearest MRT
Dover
621m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
23 comparable transactions
S$1,996
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
+2%
Adjusted Fair Value PSF
S$2,341
Recent Comparable Transactions
10 shown · 23 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Dec 2021 | JALAN KEBAYA Floor - | 4,081sqft | S$7,900,000 | ▼S$1,936 -17.3% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 4,294sqft | S$9,600,000 | ▼S$2,236 -4.5% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 8,161sqft | S$14,500,000 | ▼S$1,777 -24.1% vs FV | Freehold |
Sep 2021 | HOLLAND GROVE DRIVE Floor - | 3,130sqft | S$7,100,000 | ▼S$2,268 -3.1% vs FV | Freehold |
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
JALAN KEBAYA
Dec 2021 · Floor -
-17.3% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-4.5% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-24.1% vs FV
HOLLAND GROVE DRIVE
Sep 2021 · Floor -
-3.1% 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.