homequant
condo · 269525

Coronation Grove

Project page · 999-year lease from 1875

Indicative value range
S$2,548,842 – S$3,011,051
Indicative mid S$2,820,287 · S$2,259 psf

Based on 22 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

999-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Astrid Meadows · 823 m01-051,378 sqftS$3,150,000S$2,286 psf×1.000S$2,286 psf
Jul 2026The Tresor · 553 m01-051,485 sqftS$3,800,000S$2,558 psf×1.000S$2,558 psf
Jun 2026Duchess Residences · 154 m01-051,485 sqftS$3,638,000S$2,449 psf×1.000S$2,449 psf
May 2026Duchess Residences · 154 m01-051,464 sqftS$3,512,000S$2,399 psf×1.000S$2,399 psf
Apr 2026Coronation Grove01-051,249 sqftS$2,400,000S$1,922 psf×1.000S$1,922 psf
Feb 2026Spanish Village · 933 m01-051,593 sqftS$3,500,000S$2,197 psf×1.018S$2,237 psf
Feb 2026One Duchess · 722 m01-05883 sqftS$2,180,000S$2,470 psf×1.018S$2,515 psf
Jan 2026Spanish Village · 933 m01-051,539 sqftS$3,150,000S$2,046 psf×1.018S$2,084 psf
Oct 2025Duchess Royale · 468 m01-051,238 sqftS$2,550,000S$2,060 psf×1.024S$2,110 psf
Aug 2025One Duchess · 722 m01-051,421 sqftS$2,920,000S$2,055 psf×0.988S$2,031 psf
Aug 2025Casabella · 265 m01-051,292 sqftS$2,980,000S$2,307 psf×0.988S$2,280 psf
Jun 2025Duchess Manor · 632 m01-05990 sqftS$2,368,888S$2,392 psf×1.005S$2,404 psf
Jun 2025The Tresor · 553 m01-051,399 sqftS$3,738,000S$2,671 psf×1.005S$2,685 psf
May 2025Corona Ville · 797 m01-051,518 sqftS$2,650,000S$1,746 psf×1.005S$1,755 psf
May 2025Spanish Village · 933 m01-051,163 sqftS$2,300,000S$1,978 psf×1.005S$1,988 psf
Apr 2025Duchess Manor · 632 m01-051,119 sqftS$2,680,000S$2,394 psf×1.005S$2,406 psf
Mar 2025Coronation Arcade · 927 m01-051,281 sqftS$1,908,000S$1,490 psf×1.035S$1,542 psf
Mar 2025Duchess Residences · 154 m01-051,604 sqftS$3,738,800S$2,331 psf×1.035S$2,413 psf
Feb 2025The Tresor · 553 m01-051,421 sqftS$3,730,000S$2,625 psf×1.035S$2,718 psf
Feb 2025Spanish Village · 933 m01-051,615 sqftS$3,260,000S$2,019 psf×1.035S$2,090 psf
Nov 2024Coronation Grove01-051,249 sqftS$2,320,000S$1,858 psf×1.043S$1,938 psf
Nov 2024Casabella · 265 m01-051,410 sqftS$2,800,000S$1,986 psf×1.043S$2,072 psf

How accurate is this estimate for Coronation Grove?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.85% gross yield

S$52,200 of rent a year against the estimate above · 0.78 points below flats like it

Leases signed here within a quarter of this size run about S$4,350 a month, the middle of 4 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261900-2000 sqft2Non-landed PropertiesS$7,000
Q3 20261200-1300 sqft2Non-landed PropertiesS$4,200
Q2 20261900-2000 sqft2Non-landed PropertiesS$6,100
Q2 20261300-1400 sqft2Non-landed PropertiesS$4,500
Q2 20261200-1300 sqft2Non-landed PropertiesS$3,900
Q1 20261200-1300 sqft2Non-landed PropertiesS$5,600
Q3 20251900-2000 sqft2Non-landed PropertiesS$7,000
Q1 20251300-1400 sqft2Non-landed PropertiesS$4,800

median of 4 URA rental contracts at Coronation Grove within a quarter of 116 sqm, since 2025Q4.

Buying or selling at S$2,820,287?

Buying: Stamp duty on S$2,820,287 · Cash and CPF needed on S$2,820,287 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,820,287.

Each opens with this figure filled in; change anything there.

Primary schools near 138 Coronation Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Coronation Grove · 01-05 · Condominium
1,249 sqftS$2,400,000S$1,922 psf
Aug 2025
Coronation Grove · 01-05 · Condominium
1,916 sqftS$3,108,000S$1,622 psf
Nov 2024
Coronation Grove · 01-05 · Condominium
1,249 sqftS$2,320,000S$1,858 psf
Sept 2023
Coronation Grove · 01-05 · Condominium
1,916 sqftS$3,600,000S$1,879 psf
Jul 2023
Coronation Grove · 01-05 · Condominium
1,249 sqftS$2,320,000S$1,858 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.