Pine Grove rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 1p Pine Grove Pine Grove Singapore 591401
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Condominium, Non-Landed Properties 491 transactions 99-year leasehold from 1984 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Pine Grove
Pine Grove is a 99-year leasehold condominium in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 390 rentals and 101 sales.
- Typical rent is $4,325 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,800,000, with median sale PSF at $1,042 psf and total recorded sale value of $177.7M.
- Rent is down 20.1% over the last 3 months. Sale PSF is up 0.6% over the last 3 months.
Pine Grove Market Position
How this project compares with the wider D21 market before you read the detailed tables.
Rent vs D21 +4.2%
Rents near district median
Pine Grove's median rent is $4,325 compared with the D21 median of $4,150. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D21 -50.3%
Sale PSF below district median
Pine Grove's median sale PSF is $1,042 psf versus the D21 median of $2,098 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.88%
Rent support near district screen
Gross yield is roughly 2.88% versus a D21 screen of 2.54%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 62.9% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -51.9%
Activity is lighter
25 recent transactions versus 52 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1984 matters most on sale price. Compare Pine Grove against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Pine Grove Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,325
Is the asking rent fair?
$4,100 to $4,550 is the first fair-rent band to check. Above $4,550 should have a visible reason.
Median sale PSF $1,042 psf
Is the purchase price fair?
$1,750,000 to $1,850,000 and $1,010 to $1,070 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,325
Are similar units renting for more?
Unknown bedroom and 1,700 to 1,800 sqft give the closest unit-size checks.
Rent stability 62.9% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -51.9%
Is activity rising?
Activity is lighter. 25 recent transactions versus 52 in the prior 6-month view.
Run Pine Grove numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,325/mo Test gross and net yield against typical rent. Buy vs rent $1.8M Compare ownership cost against renting. Mortgage $1.8M Estimate monthly payment from the sale price. Stamp duty $1,042 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Pine Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1984
Property type Condominium, Non-Landed Properties
Sales 101 resale transactions
Total sold value $177.7M
Pine Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 390 Jun 2021 to May 2026
Sale transactions 101 Jun 2021 to Jun 2026
Rent trend -20.1% Last 3 months
Sale PSF trend 0.6% Last 3 months
Pine Grove Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
DOVER MRT STATION (EW22) 0.91 km away
CLEMENTI MRT STATION (EW23) 1.08 km away
BUONA VISTA MRT STATION (EW21) 2.16 km away
Schools nearby
LEARNING LEAP PTE LTD (PEI TONG PRIMARY SCHOOL) 0.79 km away
PEI TONG PRIMARY SCHOOL 0.79 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ SUNSET 0.96 km away
NEW TOWN SECONDARY SCHOOL 0.96 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 6.19 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 7.5 km away
ULU PANDAN PARK CONNECTOR Park / green link · 1.62 km away
MARKET & HAWKER CENTRE (BLK 353 CLEMENTI AVE 2) Food centre · 0.58 km away
Pine Grove Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,275 97 rentals in view
Latest median sale PSF $993 psf 34 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 2 $993 psf $1,500,000
May 2026 4 $4,275 0 - -
Apr 2026 1 $3,500 0 - -
Mar 2026 6 $5,100 2 $1,066 psf $1,831,500
Feb 2026 2 $5,350 1 $1,104 psf $1,937,000
Jan 2026 6 $5,100 1 $1,060 psf $1,860,000
Dec 2025 4 $5,925 0 - -
Nov 2025 7 $5,300 1 $1,019 psf $1,788,000
Oct 2025 3 $6,800 1 $1,102 psf $1,850,000
Sept 2025 4 $5,200 2 $1,038 psf $1,821,500
Aug 2025 13 $5,000 1 $1,000 psf $1,700,000
Jul 2025 12 $5,700 4 $1,016 psf $1,739,444
Projects Similar to Pine Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1994 Southaven I 3.2 km away 128 transactions
- Median rent
- $4,200
- Median sale PSF
- $1,198 psf
- Median rent
- $5,000
- Median sale PSF
- $1,047 psf
- Median rent
- $4,825
- Median sale PSF
- $1,102 psf
- Median rent
- $3,000
- Median sale PSF
- $1,023 psf
- Median rent
- $3,800
- Median sale PSF
- $1,149 psf
- Median rent
- $4,000
- Median sale PSF
- $1,281 psf
Pine Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $4,325 $4,492 390
Pine Grove Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,000 to 1,100 sqft $3,800 $3,608 25
1,100 to 1,200 sqft $3,800 $3,593 44
1,200 to 1,300 sqft $3,000 $3,075 4
1,300 to 1,400 sqft $3,600 $3,486 14
1,400 to 1,500 sqft $4,200 $4,101 43
1,500 to 1,600 sqft $4,600 $4,840 67
1,600 to 1,700 sqft $4,750 $4,790 65
1,700 to 1,800 sqft $5,000 $4,922 110
Pine Grove Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,795,000 $1,035 psf 40
06 to 10 $1,746,500 $1,038 psf 26
11 to 15 $1,860,000 $1,080 psf 26
16 to 20 $1,739,000 $1,058 psf 9
Pine Grove Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Pine Grove shows a typical monthly rent of $4,325 across 390 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,325
Rentals 390
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Pine Grove point to a typical sale price of $1,800,000 and $1,042 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,800,000
Median PSF $1,042 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1984 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Pine Grove has 101 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $177.7M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D21 to compare Pine Grove against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Pine Grove FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pine Grove?
Pine Grove has a median monthly rent of $4,325 across 390 rentals.
What is the typical sale price at Pine Grove?
The median sale price for Pine Grove is $1,800,000, based on 101 sales on this page.
What is the median sale PSF at Pine Grove?
The median sale price per square foot for Pine Grove is $1,042 psf. The average sale PSF is $1,050 psf.
Is Pine Grove freehold or leasehold?
Pine Grove is listed as 99-year leasehold from 1984. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Pine Grove located?
Pine Grove is located at 1p Pine Grove Pine Grove Singapore 591401 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the Pine Grove transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.