16 Pine Grove 597593, Ulu Pandan, Central Region, Singapore
$1,700,000
Cavendish Park | D21 | 926 sqft | High Ceiling Designer Studio | $1.7M ✔ 926 sqft large-format studio ✔ Originally 2-bedroom, 2-bathroom layout ✔ Can be reinstated to original configuration ✔ Ceiling height above 3 metres ✔ 2 full bathrooms ✔ North–South orientation ✔ Dual greenery facing ✔ Bright, breezy & naturally ventilated ✔ Direct access to Ulu Pandan Park Connector ✔ Sheltered walk to Dover MRT ✔ Quiet Pine Grove enclave Originally reconfigured into an expansive open-concept studio, this home offers spatial volume rarely found in newer developments. Greenery on both sides — the living area overlooks Pine Grove, while the rear enjoys views toward Ulu Pandan Park Connector. Move-in ready. ——— ✔ 926平方英尺大户型开放式单位 ✔ 原为两房两卫,可恢复原始格局 ✔ 层高超过3米,空间感极佳 ✔ 两间完整卫浴 ✔ 南北朝向 ✔ 双面绿景 ✔ 采光通风优越 ✔ 直通Ulu Pandan Park Connector ✔ 有遮蔽步道可达Dover地铁站 ✔ 位于宁静的Pine Grove住宅区 空间宽敞通透,兼具私密性与自然景观。 拎包入住。
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Total Transactions
56
Average Price
S1.7M
Total Value
S95.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 46 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.28M
S$1,386 psf
Asking Price
S$1.70M
S$1,836 psf
vs Market
+32.5%
vs Last Done
+25.8%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
High
46 comps
Nearest MRT
Dover
679m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
46 comparable transactions
S$1,490
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
+5%
Adjusted Fair Value PSF
S$1,386
Recent Comparable Transactions
10 shown · 46 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 |
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 |
Jul 2024 | PINE GROVE Floor 06-10 | 1,410sqft | S$2,070,000 | ▲S$1,468 +5.9% 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
Jul 2024 · Floor 01-05
+20.1% vs FV
PINE GROVE
Jul 2024 · Floor 06-10
+5.9% 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.