Allamanda Grove
Project page · Freehold
Based on 44 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
Valued at 3,963 sqft of land, typical for Allamanda Grove. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Ban Guan Park · 712 m | - | 4,226 sqft | S$10,360,000 | S$2,452 psf | ×1.000 | S$2,452 psf |
| Aug 2026 | Ming Teck Park · 606 m | - | 3,496 sqft | S$9,000,000 | S$2,574 psf | ×1.000 | S$2,574 psf |
| Aug 2026 | Lucky Park · 610 m | - | 4,171 sqft | S$9,000,000 | S$2,158 psf | ×1.000 | S$2,158 psf |
| May 2026 | Shamrock Park · 312 m | - | 4,261 sqft | S$9,030,000 | S$2,119 psf | ×1.000 | S$2,119 psf |
| Apr 2026 | Ming Teck Park · 606 m | - | 3,639 sqft | S$9,000,000 | S$2,473 psf | ×1.000 | S$2,473 psf |
| Mar 2026 | Ban Guan Park · 712 m | - | 3,849 sqft | S$8,080,000 | S$2,099 psf | ×1.018 | S$2,138 psf |
| Mar 2026 | Ban Guan Park · 712 m | - | 3,849 sqft | S$8,080,000 | S$2,099 psf | ×1.018 | S$2,138 psf |
| Feb 2026 | Duchess Garden · 947 m | - | 4,336 sqft | S$10,206,888 | S$2,354 psf | ×1.018 | S$2,397 psf |
| Feb 2026 | Landed, Greenleaf View · 754 m | - | 4,437 sqft | S$10,500,000 | S$2,367 psf | ×1.018 | S$2,410 psf |
| Jan 2026 | Ming Teck Park · 606 m | - | 3,388 sqft | S$8,000,000 | S$2,361 psf | ×1.018 | S$2,404 psf |
| Jan 2026 | Link Residence @ Holland · 761 m | - | 4,345 sqft | S$13,160,000 | S$3,029 psf | ×1.018 | S$3,084 psf |
| Jan 2026 | Landed, Jalan Haji Alias · 325 m | - | 3,527 sqft | S$8,900,000 | S$2,523 psf | ×1.018 | S$2,569 psf |
| Dec 2025 | Shamrock Park · 312 m | - | 3,594 sqft | S$8,888,000 | S$2,473 psf | ×1.024 | S$2,533 psf |
| Dec 2025 | Shamrock Park · 312 m | - | 3,387 sqft | S$10,100,000 | S$2,982 psf | ×1.024 | S$3,053 psf |
| Nov 2025 | Oak Villas · 861 m | - | 4,549 sqft | S$10,580,000 | S$2,326 psf | ×1.024 | S$2,382 psf |
| Nov 2025 | Duchess Garden · 947 m | - | 3,593 sqft | S$10,399,000 | S$2,894 psf | ×1.024 | S$2,964 psf |
| Nov 2025 | Ban Guan Park · 712 m | - | 3,974 sqft | S$9,700,000 | S$2,441 psf | ×1.024 | S$2,500 psf |
| Nov 2025 | Ban Guan Park · 712 m | - | 3,974 sqft | S$9,700,000 | S$2,441 psf | ×1.024 | S$2,500 psf |
| Oct 2025 | Ming Teck Park · 606 m | - | 3,515 sqft | S$8,648,000 | S$2,460 psf | ×1.024 | S$2,519 psf |
| Oct 2025 | Ban Guan Park · 712 m | - | 4,101 sqft | S$12,680,000 | S$3,092 psf | ×1.024 | S$3,166 psf |
| Oct 2025 | Ban Guan Park · 712 m | - | 4,101 sqft | S$12,680,000 | S$3,092 psf | ×1.024 | S$3,166 psf |
| Oct 2025 | Mcmahon Park · 913 m | - | 4,281 sqft | S$8,000,000 | S$1,869 psf | ×1.024 | S$1,914 psf |
| Sept 2025 | Shamrock Park · 312 m | - | 3,477 sqft | S$10,880,000 | S$3,129 psf | ×0.988 | S$3,093 psf |
| Sept 2025 | Ban Guan Park · 712 m | - | 3,374 sqft | S$8,180,000 | S$2,424 psf | ×0.988 | S$2,396 psf |
| Sept 2025 | Ban Guan Park · 712 m | - | 3,374 sqft | S$8,180,000 | S$2,424 psf | ×0.988 | S$2,396 psf |
| Aug 2025 | Ban Guan Park · 712 m | - | 3,774 sqft | S$10,250,000 | S$2,716 psf | ×0.988 | S$2,685 psf |
| Aug 2025 | Ban Guan Park · 712 m | - | 3,774 sqft | S$10,250,000 | S$2,716 psf | ×0.988 | S$2,685 psf |
| Aug 2025 | Landed, Namly Crescent · 472 m | - | 4,128 sqft | S$10,850,000 | S$2,628 psf | ×0.988 | S$2,598 psf |
| Jul 2025 | Shamrock Park · 312 m | - | 3,922 sqft | S$9,390,000 | S$2,394 psf | ×0.988 | S$2,366 psf |
| Jul 2025 | Landed, Coronation Road West · 545 m | - | 3,907 sqft | S$9,308,000 | S$2,382 psf | ×0.988 | S$2,355 psf |
| Jul 2025 | Landed, Coronation Road West · 545 m | - | 4,207 sqft | S$8,800,000 | S$2,092 psf | ×0.988 | S$2,068 psf |
| Jun 2025 | Shamrock Park · 312 m | - | 3,843 sqft | S$7,028,000 | S$1,829 psf | ×1.005 | S$1,838 psf |
| Jun 2025 | Ban Guan Park · 712 m | - | 3,590 sqft | S$7,300,000 | S$2,034 psf | ×1.005 | S$2,044 psf |
| Jun 2025 | Ban Guan Park · 712 m | - | 3,590 sqft | S$7,300,000 | S$2,034 psf | ×1.005 | S$2,044 psf |
| Jun 2025 | Mcmahon Park · 913 m | - | 3,527 sqft | S$8,800,000 | S$2,495 psf | ×1.005 | S$2,507 psf |
| Apr 2025 | Ban Guan Park · 712 m | - | 3,956 sqft | S$9,000,000 | S$2,275 psf | ×1.005 | S$2,287 psf |
| Apr 2025 | Ban Guan Park · 712 m | - | 3,956 sqft | S$9,000,000 | S$2,275 psf | ×1.005 | S$2,287 psf |
| Apr 2025 | Mcmahon Park · 913 m | - | 3,687 sqft | S$8,200,000 | S$2,224 psf | ×1.005 | S$2,235 psf |
| Apr 2025 | Lucky Park · 610 m | - | 3,949 sqft | S$8,558,000 | S$2,167 psf | ×1.005 | S$2,178 psf |
| Mar 2025 | Mcmahon Park · 913 m | - | 3,998 sqft | S$12,000,000 | S$3,002 psf | ×1.035 | S$3,108 psf |
| Mar 2025 | Landed, Jalan Haji Alias · 325 m | - | 4,182 sqft | S$7,500,000 | S$1,794 psf | ×1.035 | S$1,857 psf |
| Jan 2025 | Shamrock Park · 312 m | - | 3,399 sqft | S$8,088,000 | S$2,379 psf | ×1.035 | S$2,463 psf |
| Jan 2025 | Mcmahon Park · 913 m | - | 3,492 sqft | S$9,800,000 | S$2,807 psf | ×1.035 | S$2,906 psf |
| Jan 2025 | Landed, Coronation Road West · 545 m | - | 4,213 sqft | S$9,800,000 | S$2,326 psf | ×1.035 | S$2,408 psf |
How accurate is this estimate for Allamanda 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 house earns against what it costs, set beside what homes like it earn.
1.36% gross yield
S$129,600 of rent a year against the estimate above · 0.52 points below flats like it
Leases signed here within a quarter of this size run about S$10,800 a month, the middle of 1 of them.
In the core central region, freehold houses yield 1.88%, from 188 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 |
|---|---|---|---|---|
| Q2 2026 | 1500-2000 sqft | — | Terrace House | S$6,900 |
| Q2 2026 | 1500-2000 sqft | — | Terrace House | S$6,300 |
| Q4 2025 | 3000-3500 sqft | — | Terrace House | S$10,800 |
| Q4 2024 | 1500-2000 sqft | — | Semi-Detached House | S$7,600 |
median of 1 URA rental contracts at Allamanda Grove within a quarter of 368.2 sqm, since 2025Q4.
Buying or selling at S$9,547,411?
Buying: Stamp duty on S$9,547,411 · Cash and CPF needed on S$9,547,411 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$9,547,411.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Allamanda Grove
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.
1 to 2 km
- Henry Park Primary School · 1,243 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nanyang Primary School · 1,408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Raffles Girls' Primary School (girls) · 1,414 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Methodist Girls' School (Primary) (girls) · 1,437 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2022 | Allamanda Grove · Terrace | 1,910 sqft | S$5,450,000 | S$2,854 psf |
| Nov 2021 | Allamanda Grove · Detached | 6,018 sqft | S$11,388,000 | S$1,892 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Allamanda Grove · 1500-2000 sqft · Terrace House | S$6,900 | S$3.94 psf |
| Q2 2026 | Allamanda Grove · 1500-2000 sqft · Terrace House | S$6,300 | S$3.60 psf |
| Q4 2025 | Allamanda Grove · 3000-3500 sqft · Terrace House | S$10,800 | S$3.32 psf |
| Q4 2024 | Allamanda Grove · 1500-2000 sqft · Semi-Detached House | S$7,600 | S$4.34 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.