District 21 · Bukit Timah · RCR
Pine Grove
Pine Grove · Condominium · 99 yrs lease commencing from 1984
Current PSF
$1,043
-41.3% vs district median
Gross yield
3.7%
median rent $5,100/mo
3-year gain
-3.1%
Transactions · 5y
97
11 in last 12 months
Nearest MRT
Dover Mrt Station · 908.679m
EWL
Future MRT
Clementi Mrt Station
CRL · 2032
Vs local HDB
+26% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential55 / 100
42 years old · composite of plot use, age, tenure, value gap & size
Lease decay57 years left
worth 78.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Pei Tong Primary School 791m · Phase 2C 0.1× · Learning Leap Pte Ltd (Pei Tong Primary School) 791m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
New Town Secondary School · 959m
Food
Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre) · 592m
Green
Clementi Crescent Pg · 580m - 5 parks within 1km
Mall
Clementi Avenue 2 Shopping Centre · 663m
Health
National University Polyclinics (Clementi Polyclinic) (polyclinic) · 1.1km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,104 psf - 6% above units on floors 1–5 ($1,042 psf).
Price trend average PSF by year
2021
$996
2022
$1,054
+5.8%
2023
$1,080
+2.5%
2024
$1,067
-1.2%
2025
$1,053
-1.3%
2026
$1,047
-0.6%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,680,000 | 1,701 | $988 | 01-05 |
| Jun 2026 | $1,320,000 | 1,324 | $997 | 11-15 |
| Mar 2026 | $1,938,000 | 1,755 | $1,105 | 11-15 |
| Mar 2026 | $1,725,000 | 1,679 | $1,027 | 06-10 |
| Feb 2026 | $1,937,000 | 1,755 | $1,104 | 06-10 |
| Jan 2026 | $1,860,000 | 1,755 | $1,060 | 11-15 |
| Nov 2025 | $1,788,000 | 1,755 | $1,019 | 01-05 |
| Oct 2025 | $1,850,000 | 1,679 | $1,102 | 11-15 |
| Sept 2025 | $1,885,000 | 1,755 | $1,074 | 01-05 |
| Sept 2025 | $1,758,000 | 1,755 | $1,002 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Pine Grove actually sell for - this project trades at 1.9× the nearest block’s PSF.