homequant
apartment · 537972

Sunshine Grove

Project page · Freehold

Indicative value range
S$1,599,643 – S$1,895,126
Indicative mid S$1,749,362 · S$1,609 psf

Based on 98 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

Freehold 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
Sept 2026Daisy Suites · 668 m01-05764 sqftS$1,038,000S$1,358 psf×1.000S$1,358 psf
Sept 2026Fragrant Gardens · 624 m01-051,206 sqftS$1,800,000S$1,493 psf×1.000S$1,493 psf
Sept 2026The Lilium · 791 m01-051,356 sqftS$3,100,000S$2,286 psf×1.000S$2,286 psf
Aug 2026E Maison · 629 m01-05936 sqftS$1,579,900S$1,687 psf×1.000S$1,687 psf
Aug 2026R Maison · 559 m01-05936 sqftS$1,408,888S$1,504 psf×1.000S$1,504 psf
Aug 2026Vibes@Upper Serangoon · 340 m01-05861 sqftS$1,000,000S$1,161 psf×1.000S$1,161 psf
Aug 2026The Gazania · 593 m01-05958 sqftS$2,420,000S$2,526 psf×1.000S$2,526 psf
Aug 2026The Gazania · 593 m01-051,292 sqftS$3,200,000S$2,477 psf×1.000S$2,477 psf
Jul 2026E Maison · 629 m01-05936 sqftS$1,560,000S$1,666 psf×1.000S$1,666 psf
Jul 2026R Maison · 559 m01-05936 sqftS$1,428,888S$1,526 psf×1.000S$1,526 psf
Jul 2026The Acacias · 649 m01-051,249 sqftS$2,150,000S$1,722 psf×1.000S$1,722 psf
Jul 2026Sunshine Grove01-051,001 sqftS$1,338,800S$1,337 psf×1.000S$1,337 psf
Jun 2026The Acacias · 649 m01-051,216 sqftS$2,125,000S$1,747 psf×1.000S$1,747 psf
Jun 2026Evania · 726 m01-051,076 sqftS$1,645,000S$1,528 psf×1.000S$1,528 psf
Jun 2026The Gazania · 593 m01-05850 sqftS$2,138,000S$2,514 psf×1.000S$2,514 psf
Jun 2026The Sunshine · 220 m06-101,238 sqftS$2,240,000S$1,810 psf×1.000S$1,810 psf
May 2026E Maison · 629 m01-05969 sqftS$1,590,000S$1,641 psf×1.000S$1,641 psf
May 2026The Yardley · 292 m06-101,281 sqftS$2,450,000S$1,913 psf×1.000S$1,913 psf
May 2026Kensington Square · 977 m01-051,044 sqftS$1,399,999S$1,341 psf×1.000S$1,341 psf
May 2026Evania · 726 m01-051,227 sqftS$1,910,000S$1,557 psf×1.000S$1,557 psf
Apr 2026D' Almira · 693 m01-051,098 sqftS$1,735,000S$1,580 psf×1.000S$1,580 psf
Apr 2026Vibes@Upper Serangoon · 340 m01-05850 sqftS$1,048,000S$1,232 psf×1.000S$1,232 psf
Apr 2026Golden Heights · 965 m11-151,238 sqftS$2,130,000S$1,721 psf×1.000S$1,721 psf
Apr 2026Evania · 726 m01-05936 sqftS$1,470,000S$1,570 psf×1.000S$1,570 psf
Apr 2026Gambir Ridge · 286 m01-05915 sqftS$1,570,000S$1,716 psf×1.000S$1,716 psf
Apr 2026Cherryhill · 638 m06-10915 sqftS$1,600,000S$1,749 psf×1.000S$1,749 psf
Mar 2026Tangerine Grove · 854 m01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Amaranda Gardens · 915 m06-101,259 sqftS$2,830,000S$2,247 psf×0.999S$2,245 psf
Mar 2026Eden Crest · 244 m01-05969 sqftS$1,400,000S$1,445 psf×0.999S$1,444 psf
Feb 2026Jade Residences · 523 m01-051,012 sqftS$1,428,000S$1,411 psf×0.999S$1,410 psf
Feb 2026La Dolce Vita · 723 m01-051,238 sqftS$2,008,000S$1,622 psf×0.999S$1,620 psf
Feb 2026The Yardley · 292 m06-101,270 sqftS$2,680,000S$2,110 psf×0.999S$2,108 psf
Feb 2026Bayou Residence · 701 m01-051,238 sqftS$1,790,000S$1,446 psf×0.999S$1,444 psf
Jan 2026E Maison · 629 m01-05936 sqftS$1,530,000S$1,634 psf×0.999S$1,632 psf
Jan 2026Kensington Square · 977 m01-05797 sqftS$1,360,000S$1,707 psf×0.999S$1,706 psf
Dec 2025E Maison · 629 m01-05936 sqftS$1,520,000S$1,623 psf×1.021S$1,657 psf
Dec 2025D' Almira · 693 m01-051,173 sqftS$1,850,000S$1,577 psf×1.021S$1,609 psf
Dec 2025La Dolce Vita · 723 m01-051,399 sqftS$2,270,000S$1,622 psf×1.021S$1,656 psf
Dec 2025Presto@Upper Serangoon · 271 m01-05840 sqftS$1,220,000S$1,453 psf×1.021S$1,483 psf
Dec 2025The Gazania · 593 m01-051,302 sqftS$3,300,000S$2,534 psf×1.021S$2,586 psf
Nov 2025Tangerine Grove · 854 m01-051,389 sqftS$2,370,000S$1,707 psf×1.021S$1,742 psf
Nov 2025Evania · 726 m01-051,378 sqftS$2,120,000S$1,539 psf×1.021S$1,571 psf
Nov 2025The Gazania · 593 m01-05850 sqftS$2,100,000S$2,470 psf×1.021S$2,521 psf
Oct 2025Daisy Suites · 668 m01-05764 sqftS$1,198,000S$1,568 psf×1.021S$1,600 psf
Oct 2025The Acacias · 649 m01-051,216 sqftS$1,980,000S$1,628 psf×1.021S$1,662 psf
Oct 2025The Acacias · 649 m01-051,313 sqftS$2,080,000S$1,584 psf×1.021S$1,617 psf
Oct 2025Jade Residences · 523 m01-05797 sqftS$1,498,000S$1,881 psf×1.021S$1,920 psf
Oct 2025Gambir Ridge · 286 m01-051,216 sqftS$2,028,888S$1,668 psf×1.021S$1,703 psf
Sept 2025Golden Heights · 965 m11-151,184 sqftS$2,080,000S$1,757 psf×1.031S$1,811 psf
Sept 2025Presto@Upper Serangoon · 271 m01-05915 sqftS$1,128,000S$1,233 psf×1.031S$1,271 psf
Aug 2025The Acacias · 649 m01-05980 sqftS$1,470,000S$1,501 psf×1.031S$1,547 psf
Aug 2025Sunshine Lodge · 301 m01-05786 sqftS$960,000S$1,222 psf×1.031S$1,259 psf
Aug 2025Fragrant Gardens · 624 m01-05850 sqftS$1,118,000S$1,315 psf×1.031S$1,355 psf
Aug 2025The Gazania · 593 m01-05990 sqftS$2,380,000S$2,403 psf×1.031S$2,477 psf
Aug 2025Suites @ Paya Lebar · 814 m01-051,389 sqftS$1,480,000S$1,066 psf×1.031S$1,099 psf
Aug 2025Rosalia Park · 617 m01-051,119 sqftS$1,405,000S$1,255 psf×1.031S$1,294 psf
Jul 2025The Acacias · 649 m01-051,378 sqftS$2,050,000S$1,488 psf×1.031S$1,534 psf
Jul 2025The Acacias · 649 m01-051,001 sqftS$1,524,800S$1,523 psf×1.031S$1,570 psf
Jul 2025Jade Residences · 523 m01-051,292 sqftS$1,952,888S$1,512 psf×1.031S$1,558 psf
Jul 2025Kensington Square · 977 m01-051,044 sqftS$1,420,000S$1,360 psf×1.031S$1,402 psf
Jul 2025The Gazania · 593 m01-05990 sqftS$2,360,000S$2,383 psf×1.031S$2,457 psf
Jul 2025Amaranda Gardens · 915 m06-101,163 sqftS$2,610,000S$2,245 psf×1.031S$2,314 psf
Jul 2025The Quinn · 264 m01-05829 sqftS$1,388,000S$1,675 psf×1.031S$1,726 psf
Jun 2025Clydeswood · 876 m01-051,152 sqftS$1,880,000S$1,632 psf×1.039S$1,696 psf
Jun 2025Jade Residences · 523 m01-05861 sqftS$1,580,000S$1,835 psf×1.039S$1,907 psf
Jun 2025Fragrant Gardens · 624 m01-05850 sqftS$1,050,000S$1,235 psf×1.039S$1,283 psf
Jun 2025The Gazania · 593 m01-05883 sqftS$2,070,000S$2,345 psf×1.039S$2,437 psf
May 2025E Maison · 629 m01-05936 sqftS$1,550,000S$1,655 psf×1.039S$1,720 psf
May 2025Tangerine Grove · 854 m01-051,367 sqftS$2,308,888S$1,689 psf×1.039S$1,755 psf
May 2025Tangerine Grove · 854 m01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf
May 2025Jade Residences · 523 m01-051,324 sqftS$2,000,000S$1,511 psf×1.039S$1,570 psf
May 2025Urban Residences · 848 m01-05861 sqftS$1,300,000S$1,510 psf×1.039S$1,569 psf
May 2025Rosalia Park · 617 m01-051,152 sqftS$1,470,000S$1,276 psf×1.039S$1,326 psf
Apr 2025Fragrant Gardens · 624 m01-051,249 sqftS$1,860,000S$1,490 psf×1.039S$1,548 psf
Apr 2025Casa Cambio · 908 m01-05980 sqftS$1,300,000S$1,327 psf×1.039S$1,379 psf
Apr 2025Kensington Square · 977 m01-051,227 sqftS$1,650,000S$1,345 psf×1.039S$1,397 psf
Apr 2025Kensington Square · 977 m01-05915 sqftS$1,200,000S$1,312 psf×1.039S$1,363 psf
Apr 20258 Eden Grove · 244 m01-051,119 sqftS$1,560,000S$1,394 psf×1.039S$1,448 psf
Apr 2025Gambir Ridge · 286 m01-05883 sqftS$1,260,000S$1,428 psf×1.039S$1,483 psf
Apr 2025The Quinn · 264 m01-051,055 sqftS$1,770,000S$1,678 psf×1.039S$1,744 psf
Mar 2025Sommerville Loft · 543 m01-051,163 sqftS$1,800,000S$1,548 psf×1.050S$1,626 psf
Mar 2025Bayou Residence · 701 m01-05904 sqftS$1,350,000S$1,493 psf×1.050S$1,568 psf
Mar 2025Kensington Square · 977 m01-05915 sqftS$1,280,000S$1,399 psf×1.050S$1,469 psf
Mar 2025Gambir Ridge · 286 m01-05915 sqftS$1,480,000S$1,618 psf×1.050S$1,699 psf
Feb 2025Daisy Suites · 668 m01-05861 sqftS$1,230,000S$1,428 psf×1.050S$1,500 psf
Feb 2025The Sunshine · 220 m01-051,227 sqftS$1,950,000S$1,589 psf×1.050S$1,669 psf
Feb 2025Cherryhill · 638 m01-051,195 sqftS$1,830,000S$1,532 psf×1.050S$1,609 psf
Jan 2025E Maison · 629 m01-05904 sqftS$1,558,888S$1,724 psf×1.050S$1,811 psf
Jan 2025E Maison · 629 m01-05936 sqftS$1,520,000S$1,623 psf×1.050S$1,705 psf
Jan 2025E Maison · 629 m01-05936 sqftS$1,558,888S$1,665 psf×1.050S$1,749 psf
Jan 2025The Acacias · 649 m01-051,313 sqftS$2,000,000S$1,523 psf×1.050S$1,600 psf
Jan 2025Daisy Lodge · 740 m01-051,195 sqftS$1,600,000S$1,339 psf×1.050S$1,407 psf
Jan 2025Kensington Square · 977 m01-05915 sqftS$1,212,800S$1,326 psf×1.050S$1,392 psf
Dec 2024Bayou Residence · 701 m01-05904 sqftS$1,320,000S$1,460 psf×1.054S$1,538 psf
Nov 2024Fragrant Gardens · 624 m01-051,163 sqftS$1,488,888S$1,281 psf×1.054S$1,349 psf
Nov 2024Kensington Square · 977 m01-05797 sqftS$1,300,000S$1,632 psf×1.054S$1,720 psf
Nov 2024Space @ Kovan · 990 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf
Nov 20248 Eden Grove · 244 m01-051,184 sqftS$1,660,000S$1,402 psf×1.054S$1,477 psf

How accurate is this estimate for Sunshine 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.

3.09% gross yield

S$54,000 of rent a year against the estimate above · 0.09 points above flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 2 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 2026600-700 sqft1Non-landed PropertiesS$3,500
Q1 20261100-1200 sqft3Non-landed PropertiesS$4,800
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,200
Q3 20251000-1100 sqft3Non-landed PropertiesS$3,900
Q4 20241000-1100 sqft3Non-landed PropertiesS$4,700
Q4 2024600-700 sqft1Non-landed PropertiesS$3,400

median of 2 URA rental contracts at Sunshine Grove within a quarter of 101 sqm, since 2025Q4.

Buying or selling at S$1,749,362?

Buying: Stamp duty on S$1,749,362 · Cash and CPF needed on S$1,749,362 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,749,362.

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

Primary schools near 2 Jalan Labu Merah

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Sunshine Grove · 01-05 · Apartment
1,001 sqftS$1,338,800S$1,337 psf
Jun 2022
Sunshine Grove · 01-05 · Apartment
1,593 sqftS$1,880,000S$1,180 psf
Mar 2022
Sunshine Grove · 01-05 · Apartment
1,087 sqftS$1,350,000S$1,242 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.