16 Pine Grove 597593, Ulu Pandan, Central Region, Singapore
$4,500 /month
Designer deco, fully furnished Immediate available Full condo facilities, feeder bus service to science park Buona Vista MRT, 5 mins drive to Holland village, proximity to Henry park school and secondary schools, 8-10 mins walk to Dover MRT , Polytechnic institution
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Total Transactions
56
Average Price
S1.7M
Total Value
S95.4M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 48 URA transactions · 1 outliers removed (IQR)
Fair Value
S$493,136
S$533 psf
Asking Price
S$4,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
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
+4%
Adjusted Fair Value PSF
S$533
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 +173.7% vs FV | 99 yrs lease commencing from 1991 |
Jun 2025 | PINE GROVE Floor 01-05 | 1,227sqft | S$1,790,000 | ▲S$1,459 +173.7% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | PINE GROVE Floor 11-15 | 1,959sqft | S$3,450,000 | ▲S$1,761 +230.4% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | PINE GROVE Floor 11-15 | 1,227sqft | S$1,880,000 | ▲S$1,532 +187.4% vs FV | 99 yrs lease commencing from 1991 |
Feb 2025 | PINE GROVE Floor 01-05 | 1,313sqft | S$2,050,000 | ▲S$1,561 +192.9% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | PINE GROVE Floor 01-05 | 1,378sqft | S$2,000,000 | ▲S$1,452 +172.4% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | PINE GROVE Floor 01-05 | 958sqft | S$1,675,000 | ▲S$1,748 +228.0% vs FV | 99 yrs lease commencing from 1991 |
Nov 2024 | PINE GROVE Floor 06-10 | 1,313sqft | S$1,880,000 | ▲S$1,432 +168.7% vs FV | 99 yrs lease commencing from 1991 |
Sep 2024 | PINE GROVE Floor 01-05 | 1,270sqft | S$1,943,888 | ▲S$1,530 +187.1% vs FV | 99 yrs lease commencing from 1991 |
Sep 2024 | PINE GROVE Floor 11-15 | 926sqft | S$1,650,000 | ▲S$1,782 +234.3% vs FV | 99 yrs lease commencing from 1991 |
Jul 2024 | PINE GROVE Floor 01-05 | 958sqft | S$1,595,000 | ▲S$1,665 +212.4% vs FV | 99 yrs lease commencing from 1991 |
PINE GROVE
Jun 2025 · Floor 01-05
+173.7% vs FV
PINE GROVE
Jun 2025 · Floor 01-05
+173.7% vs FV
PINE GROVE
May 2025 · Floor 11-15
+230.4% vs FV
PINE GROVE
May 2025 · Floor 11-15
+187.4% vs FV
PINE GROVE
Feb 2025 · Floor 01-05
+192.9% vs FV
PINE GROVE
Dec 2024 · Floor 01-05
+172.4% vs FV
PINE GROVE
Dec 2024 · Floor 01-05
+228.0% vs FV
PINE GROVE
Nov 2024 · Floor 06-10
+168.7% vs FV
PINE GROVE
Sep 2024 · Floor 01-05
+187.1% vs FV
PINE GROVE
Sep 2024 · Floor 11-15
+234.3% vs FV
PINE GROVE
Jul 2024 · Floor 01-05
+212.4% 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.