Kingsgrove
Project page · Freehold
Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Kingsgrove | 01-05 | 1,582 sqft | S$2,350,000 | S$1,485 psf | ×1.021 | S$1,516 psf |
| Oct 2025 | Kingsgrove | 01-05 | 1,582 sqft | S$2,258,000 | S$1,427 psf | ×1.021 | S$1,457 psf |
| Sept 2025 | Kingsgrove | 01-05 | 1,615 sqft | S$2,262,000 | S$1,401 psf | ×1.031 | S$1,444 psf |
How accurate is this estimate for Kingsgrove?
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.
2.62% gross yield
S$60,000 of rent a year against the estimate above · 0.38 points below flats like it
Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 3 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,200 |
| Q1 2026 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,000 |
| Q1 2026 | 1500-1600 sqft | 3 | Non-landed Properties | S$4,300 |
| Q3 2025 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,000 |
| Q3 2025 | 1600-1700 sqft | 3 | Non-landed Properties | S$3,900 |
| Q4 2024 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,000 |
median of 3 URA rental contracts at Kingsgrove within a quarter of 146 sqm, since 2025Q4.
Buying or selling at S$2,289,080?
Buying: Stamp duty on S$2,289,080 · Cash and CPF needed on S$2,289,080 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,289,080.
Each opens with this figure filled in; change anything there.
Primary schools near 1801 Ang Mo Kio Avenue 1
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
- CHIJ Our Lady of Good Counsel (girls) · 553 m · no 2025 Phase 2C ballot
- Townsville Primary School · 597 m
- Kuo Chuan Presbyterian Primary School · 657 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 666 m · no 2025 Phase 2C ballot
1 to 2 km
- Yangzheng Primary School · 1,227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,241 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,304 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,350 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,646 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,872 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,978 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Kingsgrove · 01-05 · Condominium | 1,582 sqft | S$2,350,000 | S$1,485 psf |
| Oct 2025 | Kingsgrove · 01-05 · Condominium | 1,582 sqft | S$2,258,000 | S$1,427 psf |
| Sept 2025 | Kingsgrove · 01-05 · Condominium | 1,615 sqft | S$2,262,000 | S$1,401 psf |
| Jul 2024 | Kingsgrove · 01-05 · Condominium | 1,259 sqft | S$1,600,000 | S$1,270 psf |
| Aug 2022 | Kingsgrove · 01-05 · Condominium | 1,259 sqft | S$1,510,800 | S$1,200 psf |
| Dec 2021 | Kingsgrove · 01-05 · Condominium | 1,572 sqft | S$1,750,000 | S$1,114 psf |
| Oct 2021 | Kingsgrove · 01-05 · Condominium | 1,367 sqft | S$1,530,000 | S$1,119 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Kingsgrove · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q1 2026 | Kingsgrove · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q1 2026 | Kingsgrove · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,300 | S$2.77 psf |
| Q3 2025 | Kingsgrove · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q3 2025 | Kingsgrove · 1600-1700 sqft · 3 bed · Non-landed Properties | S$3,900 | S$2.36 psf |
| Q4 2024 | Kingsgrove · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.