Grove Drive, Ulu Pandan, Central Region, Singapore
$19,800,000
Introducing an exceptional move-in-ready detached residence along Grove Drive — a brand-new 999-year leasehold home nestled within one of District 10’s most exclusive landed enclaves. Crafted with refined architecture, expansive interiors, and luxurious finishes, this residence offers the perfect blend of prestige, comfort, and functionality for modern multi-generational living. Property Details • Land Size: 5,320 sqft • Built-Up Area: Approx. 12,109 sqft • 2.5 Storeys + Lifestyle Entertainment Basement • 5 Generously Sized Bedrooms • 7+1 Luxurious Bathrooms • Grand living and dining spaces with abundant natural light • Versatile basement ideal for private cinema, gym, or entertainment lounge • Ample parking for up to 4 vehicles • Estimated TOP: Q4 2025 Prime District 10 Address Located just minutes from vibrant lifestyle hubs such as Holland Village, Dempsey Hill, and the iconic Orchard Road, enjoy unparalleled access to a wide array of dining, retail, and entertainment options. Top School Proximity Within close reach of renowned educational institutions including Henry Park Primary School (within 1km), Fairfield Methodist School (Primary), Methodist Girls’ School (Primary), Pei Tong Primary School, Nanyang Primary School, Anglo-Chinese School (Independent), and Hwa Chong Institution — making it an ideal choice for families prioritizing education. A rare legacy residence that embodies space, exclusivity, and timeless value — right in the heart of Singapore’s most coveted district. All floor areas are approximate and subject to final survey.
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Total Transactions
3
Average Price
S5.7M
Total Value
S17.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 28 URA transactions · 3 outliers removed (IQR)
Fair Value
S$28.35M
S$2,341 psf
Asking Price
S$19.80M
S$3,721 psf
vs Market
-30.2%
vs Last Done
+51.0%
Tenure
Freehold
No lease decay
Confidence
High
28 comps
Nearest MRT
Dover
594m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
28 comparable transactions
S$1,973
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
+4%
Adjusted Fair Value PSF
S$2,341
Recent Comparable Transactions
10 shown · 28 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 |
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 |
Dec 2021 | JALAN KEBAYA Floor - | 4,081sqft | S$7,900,000 | ▼S$1,936 -17.3% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 4,294sqft | S$9,600,000 | ▼S$2,236 -4.5% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 8,161sqft | S$14,500,000 | ▼S$1,777 -24.1% vs FV | Freehold |
Sep 2021 | HOLLAND GROVE DRIVE Floor - | 3,130sqft | S$7,100,000 | ▼S$2,268 -3.1% 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
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
JALAN KEBAYA
Dec 2021 · Floor -
-17.3% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-4.5% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-24.1% vs FV
HOLLAND GROVE DRIVE
Sep 2021 · Floor -
-3.1% 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.