Mount Sinai Lane, Ulu Pandan, Central Region, Singapore
$19,800,000

















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
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Automated Valuation based on 44 URA transactions · 3 outliers removed (IQR)
Fair Value
S$28.35M
S$2,341 psf
Asking Price
S$19.80M
S$1,636 psf
vs Market
-30.2%
vs Last Done
-33.6%
Tenure
Freehold
No lease decay
Confidence
High
44 comps
Nearest MRT
Dover
878m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
44 comparable transactions
S$2,137
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$2,341
Recent Comparable Transactions
10 shown · 44 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 |
Sep 2024 | MING TECK PARK Floor - | 3,336sqft | S$8,500,000 | ▲S$2,548 +8.8% vs FV | 999 yrs lease commencing from 1876 |
Sep 2024 | MING TECK PARK Floor - | 3,336sqft | S$8,500,000 | ▲S$2,548 +8.8% vs FV | 999 yrs lease commencing from 1876 |
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 |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% vs FV | Freehold |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% 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
MING TECK PARK
Sep 2024 · Floor -
+8.8% vs FV
MING TECK PARK
Sep 2024 · Floor -
+8.8% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% 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.