20 Pine Grove 597595, Ulu Pandan, Central Region, Singapore
$2,188,000
Beautiful Unit Well Maintained Nicely renovated Beautiful family Lovely Home Great View Pine Grove Cavendish Park The Trizon Ridgewood The Marbella Montview Nava Grove Pinetree Hill Parksuites Glentrees The Sierra The Serenade @ Holland Pandan Valley Mount Sinai Road Mount Sinai Walk Mount Sinai Avenue Mount Sinai Drive Quinterra Fontana Heights Leighwoods Beaverton Court Astor Green Allsworth Park Holland Grove Drive Grove Drive Grove Lane Grove Avenue Holland Grove View Mount Sinai Lane Holland Road Bukit Sedap Road Maryland Drive Greenleaf Drive Greenleaf Road Ulu Pandan Road Clementi Road *All details, photos, sizes and prices are estimates and illustration only and are subject to changes at any time without prior notice. Nothing in this advertisement shall form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representation of fact
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Total Transactions
56
Average Price
S1.7M
Total Value
S95.4M
Calculating fair value from URA transaction data…


License: L3008178A
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Automated Valuation based on 48 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.79M
S$1,386 psf
Asking Price
S$2.19M
S$1,694 psf
vs Market
+22.2%
vs Last Done
+16.1%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
High
48 comps
Nearest MRT
Dover
679m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
48 comparable transactions
S$1,497
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.339
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,386
Recent Comparable Transactions
10 shown · 48 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | PINE GROVE Floor 01-05 | 1,227sqft | S$1,790,000 | ▲S$1,459 +5.3% vs FV | 99 yrs lease commencing from 1991 |
Jun 2025 | PINE GROVE Floor 01-05 | 1,227sqft | S$1,790,000 | ▲S$1,459 +5.3% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | PINE GROVE Floor 11-15 | 1,959sqft | S$3,450,000 | ▲S$1,761 +27.1% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | PINE GROVE Floor 11-15 | 1,227sqft | S$1,880,000 | ▲S$1,532 +10.5% vs FV | 99 yrs lease commencing from 1991 |
Feb 2025 | PINE GROVE Floor 01-05 | 1,313sqft | S$2,050,000 | ▲S$1,561 +12.6% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | PINE GROVE Floor 01-05 | 1,378sqft | S$2,000,000 | ▲S$1,452 +4.8% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | PINE GROVE Floor 01-05 | 958sqft | S$1,675,000 | ▲S$1,748 +26.1% vs FV | 99 yrs lease commencing from 1991 |
Nov 2024 | PINE GROVE Floor 06-10 | 1,313sqft | S$1,880,000 | ▲S$1,432 +3.3% vs FV | 99 yrs lease commencing from 1991 |
Sep 2024 | PINE GROVE Floor 01-05 | 1,270sqft | S$1,943,888 | ▲S$1,530 +10.4% vs FV | 99 yrs lease commencing from 1991 |
Sep 2024 | PINE GROVE Floor 11-15 | 926sqft | S$1,650,000 | ▲S$1,782 +28.6% vs FV | 99 yrs lease commencing from 1991 |
Jul 2024 | PINE GROVE Floor 01-05 | 958sqft | S$1,595,000 | ▲S$1,665 +20.1% vs FV | 99 yrs lease commencing from 1991 |
PINE GROVE
Jun 2025 · Floor 01-05
+5.3% vs FV
PINE GROVE
Jun 2025 · Floor 01-05
+5.3% vs FV
PINE GROVE
May 2025 · Floor 11-15
+27.1% vs FV
PINE GROVE
May 2025 · Floor 11-15
+10.5% vs FV
PINE GROVE
Feb 2025 · Floor 01-05
+12.6% vs FV
PINE GROVE
Dec 2024 · Floor 01-05
+4.8% vs FV
PINE GROVE
Dec 2024 · Floor 01-05
+26.1% vs FV
PINE GROVE
Nov 2024 · Floor 06-10
+3.3% vs FV
PINE GROVE
Sep 2024 · Floor 01-05
+10.4% vs FV
PINE GROVE
Sep 2024 · Floor 11-15
+28.6% vs FV
PINE GROVE
Jul 2024 · Floor 01-05
+20.1% 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.