Grove Drive, Ulu Pandan, Central Region, Singapore
$19,800,000
Call Andrea ⑨⑥⑨③ ⑦⑦⑧⑦ for an exclusive viewing of this masterpiece. Discover an architectural marvel nestled within the tranquil and prestigious Mount Sinai landed estate. This brand new, multi-storey residence at 8 Grove Drive offers an unparalleled lifestyle of luxury and convenience, meticulously designed for multi-generational family living. Prime District 10, Mount Sinai Estate Land: 3,385 sqft Build-up: 12,110 sqft (approx) 5 Luxurious En-suite Bedrooms + 2 Bathrooms Private Pool & Basement Entertainment Room 139m to Henry Park Primary School Walk to Holland Village & Dover MRT Step into a world of refined elegance where expansive living spaces flow seamlessly. The home features a grand living and dining hall, a state-of-the-art dry and wet kitchen, and five generously sized en-suite bedrooms, ensuring absolute privacy for every family member. Host unforgettable gatherings in the basement entertainment lounge that opens out to a stunning private pool deck. This property is more than a home; it's a strategic investment positioned at the heart of a major URA transformation. The rejuvenation of nearby Holland Village, preserving its quaint charm while introducing new lifestyle amenities, places a world of dining and retail at your doorstep. Furthermore, the expansion of the Dover-One North innovation corridor underwrites the long-term capital appreciation potential, ensuring your asset grows in value. This rare combination of a serene, low-density enclave next to a dynamic economic hub is truly unique. Enjoy unparalleled convenience with easy access to major roads like Holland Road and Ulu Pandan Road. Daily necessities are met with Cold Storage Jelita and Ghim Moh Food Centre just a short walk away. For families, the proximity to Henry Park Primary is an invaluable advantage. This is a rare opportunity to own a legacy home in one of Singapore's most coveted addresses. All land & built-up areas are based on approximate measurements & are subje
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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 29 URA transactions · 3 outliers removed (IQR)
Fair Value
S$28.34M
S$2,341 psf
Asking Price
S$19.80M
S$3,722 psf
vs Market
-30.1%
vs Last Done
+51.1%
Tenure
Freehold
No lease decay
Confidence
High
29 comps
Nearest MRT
Dover
621m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$1,962
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$2,341
Recent Comparable Transactions
10 shown · 29 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 Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.