Grove Residence
Project page · Freehold
Based on 7 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 2,507 sqft of land, typical for Grove Residence. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Henry Park · 87 m | - | 2,245 sqft | S$6,280,000 | S$2,797 psf | ×1.000 | S$2,797 psf |
| Apr 2026 | Landed, Mount Sinai Crescent · 542 m | - | 2,514 sqft | S$9,333,333 | S$3,712 psf | ×1.000 | S$3,712 psf |
| Oct 2025 | Grove Residence | - | 2,507 sqft | S$7,500,000 | S$2,992 psf | ×1.024 | S$3,064 psf |
| Jun 2025 | Mcmahon Park · 512 m | - | 2,454 sqft | S$5,725,000 | S$2,333 psf | ×1.005 | S$2,344 psf |
| Apr 2025 | Henry Park · 87 m | - | 2,520 sqft | S$8,000,000 | S$3,175 psf | ×1.005 | S$3,191 psf |
| Mar 2025 | Henry Park · 87 m | - | 2,580 sqft | S$7,888,000 | S$3,057 psf | ×1.035 | S$3,165 psf |
| Dec 2024 | Landed, Sixth Avenue · 905 m | - | 2,702 sqft | S$7,400,000 | S$2,739 psf | ×1.043 | S$2,858 psf |
How accurate is this estimate for Grove Residence?
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.
1.33% gross yield
S$102,000 of rent a year against the estimate above · 0.55 points below flats like it
Leases signed here within a quarter of this size run about S$8,500 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 |
|---|---|---|---|---|
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$8,500 |
| Q3 2024 | 3000-3500 sqft | — | Semi-Detached House | S$10,500 |
median of 1 URA rental contracts at Grove Residence within a quarter of 232.9 sqm, since 2025Q4.
Buying or selling at S$7,680,721?
Buying: Stamp duty on S$7,680,721 · Cash and CPF needed on S$7,680,721 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$7,680,721.
Each opens with this figure filled in; change anything there.
Primary schools near 81 Grove Drive
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
- Henry Park Primary School · 394 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fairfield Methodist School (Primary) · 1,080 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Pei Tong Primary School · 1,933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Grove Residence · Semi-detached | 2,507 sqft | S$7,500,000 | S$2,992 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Grove Residence · 3000-3500 sqft · Semi-Detached House | S$8,500 | S$2.62 psf |
| Q3 2024 | Grove Residence · 3000-3500 sqft · Semi-Detached House | S$10,500 | 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.