Rent vs D21 +18.2%
Rents above district median
Pine Grove's latest 12-month median rent is $5,200 compared with the D21 median of $4,400 for the same period. Use this district check before narrowing by bedroom and area band.
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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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 400 rentals and 102 sales. Pine Grove is near DOVER MRT STATION (EW22), about 0.91 km away.
For rent checks, start with the latest 12-month median of $5,200 per month. For sale checks, start with the latest 12-month median sale price of $1,788,000 and median sale PSF of $1,035 psf, then compare full-history floor-band evidence from $1,725,000 to $1,860,000 and PSF from $1,035 psf to $1,080 psf.
- Latest 12M median rent is $5,200 per month from 72 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,788,000, with median sale PSF at $1,035 psf from 11 sales.
- Rent is down 16.2% over the last 3 months. Sale PSF is down 2.4% over the last 3 months.
Pine Grove Market Brief
Compare the project with D21 across rent, sale PSF, tenure and transaction activity.
Compared with D21
Sale PSF vs D21 -53.9%
Sale PSF below district median
Pine Grove's latest 12-month median sale PSF is $1,035 psf versus the D21 median of $2,243 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.49%
Rent support above district screen
Gross yield is roughly 3.49% versus a D21 screen of 2.35%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 64.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -32.6%
Activity is lighter
29 recent transactions versus 43 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.
Before you decide
Latest 12M median rent $5,200
Is the asking rent fair?
$4,950 to $5,450 is the first fair-rent band to check. Above $5,450 should have a visible reason.
Latest 12M median sale PSF $1,035 psf
Is the purchase price fair?
$1,730,000 to $1,840,000 and $1,000 to $1,070 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,388
Are similar units renting for more?
Unknown bedroom and 1,700 to 1,800 sqft give the closest unit-size checks.
Rent stability 64.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -32.6%
Is activity rising?
Activity is lighter. 29 recent transactions versus 43 in the prior 6-month view.
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 102 resale transactions
Total sold value $179.0M
Pine Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 400 Jun 2021 to Jun 2026
Sale transactions 102 Jun 2021 to Jul 2026
Rent trend -16.2% Last 3 months
Sale PSF trend -2.4% 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
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
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 $5,100 99 rentals in view
Latest median sale PSF $1,035 psf 33 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,035 psf $1,370,000
Jun 2026 10 $5,100 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
Projects Similar to Pine Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1979 Beauty World Centre 2.7 km away 56 transactions
- Median rent
- $4,825
- Median sale PSF
- $1,102 psf
- Median rent
- $4,300
- Median sale PSF
- $1,198 psf
- Median rent
- $2,750
- Median sale PSF
- $981 psf
- Median rent
- $3,900
- Median sale PSF
- $1,149 psf
- Median rent
- $5,275
- Median sale PSF
- $1,444 psf
- Median rent
- $4,500
- Median sale PSF
- $1,403 psf
Pine Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $4,388 $4,510 400
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 $3,775 $3,611 26
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 $3,541 15
1,400 to 1,500 sqft $4,200 $4,101 43
1,500 to 1,600 sqft $4,800 $4,847 69
1,600 to 1,700 sqft $4,900 $4,842 68
1,700 to 1,800 sqft $5,000 $4,934 113
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 $1,725,000 $1,036 psf 27
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 latest 12-month median monthly rent of $5,200 across 72 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,200
Rentals in period 72
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
Latest 12M sales at Pine Grove show a median price of $1,788,000 and $1,035 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,788,000
Latest 12M median PSF $1,035 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 102 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $179.0M
Latest record Jul 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.
Run Pine Grove numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,200/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 $1,035 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $5,200 across 72 rentals in that period.
What is the typical sale price at Pine Grove?
The latest 12-month median sale price for Pine Grove is $1,788,000, based on 11 sales in that period.
What is the median sale PSF at Pine Grove?
The latest 12-month median sale price per square foot for Pine Grove is $1,035 psf. The average for the same period is $1,047 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.