Grove Avenue, Ulu Pandan, Central Region, Singapore
$19,780,000
Why buy this unit?: • Located in the prestigious District 10 – Mount Sinai Estate, a highly sought-after landed enclave • Enjoy a peaceful and serene residential environment, away from the city bustle yet centrally accessible • Short stroll to a wide selection of eateries and daily conveniences • Close proximity to reputable schools, ideal for families with school-going children • Well-designed semi-detached home with 5 spacious en-suite bedrooms • Thoughtfully planned layout suitable for modern and multi-generational family living • Generous entertainment and communal spaces perfect for hosting family and guests • Designed to balance functionality, comfort, and lifestyle sophistication • Rare opportunity to own a landed home in one of Singapore’s most desirable residential estates ========================================== Irfaan Thian Associate Group Director PropNex PNG Group GENUINE listing. For more info and viewings Pls CALL or SMS to 8***** #ThePeoplesChamp Think PropertyGuru, Think Irfaan Thian. Irfaan Thian Associate Group Director PropNex PNG Group GENUINE listing. For more info and viewings Pls CALL or SMS to 8139XXXX #ThePeoplesChamp Think PropertyGuru, Think Irfaan Thian.
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Total Transactions
24
Average Price
S8.2M
Total Value
S197.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 26 URA transactions
Fair Value
S$30.05M
S$2,481 psf
Asking Price
S$19.78M
S$3,717 psf
vs Market
-34.2%
vs Last Done
+42.3%
Tenure
Freehold
No lease decay
Confidence
High
26 comps
Nearest MRT
Dover
620m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
26 comparable transactions
S$2,418
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$2,481
Recent Comparable Transactions
10 shown · 26 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | GROVE AVENUE Floor - | 4,211sqft | S$11,000,000 | ▲S$2,612 +5.3% vs FV | Freehold |
Jul 2025 | GROVE AVENUE Floor - | 4,211sqft | S$11,000,000 | ▲S$2,612 +5.3% vs FV | Freehold |
Apr 2025 | GROVE AVENUE Floor - | 2,520sqft | S$8,000,000 | ▲S$3,175 +28.0% vs FV | 999 yrs lease commencing from 1885 |
Mar 2025 | GROVE AVENUE Floor - | 2,580sqft | S$7,888,000 | ▲S$3,057 +23.2% vs FV | Freehold |
Mar 2025 | GROVE AVENUE Floor - | 5,632sqft | S$13,516,888 | ▼S$2,400 -3.3% vs FV | 999 yrs lease commencing from 1885 |
Nov 2024 | GROVE AVENUE Floor - | 4,194sqft | S$8,380,000 | ▼S$1,998 -19.5% vs FV | Freehold |
Nov 2024 | GROVE AVENUE Floor - | 5,215sqft | S$9,188,000 | ▼S$1,762 -29.0% vs FV | Freehold |
Jul 2024 | GROVE AVENUE Floor - | 2,242sqft | S$5,775,000 | ▲S$2,576 +3.8% vs FV | Freehold |
Jul 2024 | GROVE AVENUE Floor - | 5,444sqft | S$8,200,000 | ▼S$1,506 -39.3% vs FV | 999 yrs lease commencing from 1885 |
Jun 2024 | GROVE AVENUE Floor - | 2,124sqft | S$5,150,000 | ▼S$2,425 -2.3% vs FV | Freehold |
Dec 2023 | GROVE AVENUE Floor - | 3,182sqft | S$5,800,000 | ▼S$1,823 -26.5% vs FV | Freehold |
GROVE AVENUE
Jul 2025 · Floor -
+5.3% vs FV
GROVE AVENUE
Jul 2025 · Floor -
+5.3% vs FV
GROVE AVENUE
Apr 2025 · Floor -
+28.0% vs FV
GROVE AVENUE
Mar 2025 · Floor -
+23.2% vs FV
GROVE AVENUE
Mar 2025 · Floor -
-3.3% vs FV
GROVE AVENUE
Nov 2024 · Floor -
-19.5% vs FV
GROVE AVENUE
Nov 2024 · Floor -
-29.0% vs FV
GROVE AVENUE
Jul 2024 · Floor -
+3.8% vs FV
GROVE AVENUE
Jul 2024 · Floor -
-39.3% vs FV
GROVE AVENUE
Jun 2024 · Floor -
-2.3% vs FV
GROVE AVENUE
Dec 2023 · Floor -
-26.5% 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.