Pine Grove
Pine Grove is a condominium in District 21 (Clementi Park / Upper Bukit Timah), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,035 psf from 11 sales.
At a glance
- District
- District 21 (Clementi Park / Upper Bukit Timah)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1984, about 57 years left
What the prices say
The median home in Pine Grove sold for S$1,788,000: the middle of 11 sales in the 12 months to August 2026.
That is well below the middle condo project in District 21 (Clementi Park / Upper Bukit Timah), which sold at S$1,822 psf across 54 projects: about 43% lower. By price per square foot it ranks 33rd of the 33 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$979 psf in 2021 (33 sales) and S$1,035 psf in 2026 so far (7 sales), up about 6%. The highest year in the record was 2023 at S$1,099 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,080 psf against S$1,020 psf on floors 1 to 5, about 6% more per square foot (24 months).
By unit size (24 months): 1,200 to 1,499 sq ft at S$1,038 psf and 1,500 sq ft and over at S$1,038 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 21 (Clementi Park / Upper Bukit Timah) whose median over the last 12 months is closest to Pine Grove's S$1,035 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,491 psf, so Pine Grove sold well below it: about 31% lower.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Pine Grove | S$1,035 psf | 11 |
| The Raintree | S$1,471 psf | 11 |
| The Hillford | S$1,491 psf | 12 |
| Highgate | S$1,526 psf | 5 |
What sells here
11 homes sold in the last 12 months, down from 37 in the 12 months before.
The most common size was 1,500 sq ft and over, with 40 of the 48 sales in the last 24 months, well over half.
None of the 48 sales in the last 24 months were first sales of new units: all 48 were resales or sub-sales. A sub-sale is the sale of a unit that is still under construction, by the person who first bought it.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$5,100 a month (65 contracts). The district's median across every contract was S$4,268, so rents here ran well above it: about 19% higher.
Over the 24 months the median rent was S$5,200 (147 contracts), about the same as the latest 12 months, within 2%.
Setting rent against price for 1,500 sq ft and over homes (43 rentals and 9 resale or sub-sale transactions) gives a gross yield estimate of 3.5%: a median rent of S$5,400 a month against a median price of S$1,850,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Pine Grove. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Pine Grove?
S$1,035 psf in the 12 months to August 2026, from 11 sales. For the median home that is S$1,788,000.
How many homes sold in Pine Grove?
11 in the last 12 months and 48 in the last 24 months, across all sale types.
What do homes in Pine Grove rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$5,100 a month, from 65 contracts.
What is the rental yield in Pine Grove?
Between 3.5% and 3.5% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Pine Grove?
It is a 99-year lease from 1984, which leaves about 57 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,035 psf | S$1,788,000 | 11 |
| Last 24 months | S$1,041 psf | S$1,769,000 | 48 |
| Last 5 years | S$1,049 psf | S$1,820,444 | 94 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$979 psf | 33 |
| 2022 | S$1,043 psf | 19 |
| 2023 | S$1,099 psf | 11 |
| 2024 | S$1,078 psf | 19 |
| 2025 | S$1,038 psf | 28 |
| 2026 (to August) | S$1,035 psf | 7 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,020 psf | 19 |
| Floors 6 to 10 | S$1,031 psf | 17 |
| Floors 11 to 15 | S$1,080 psf | 12 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 1,200 to 1,499 sq ft | S$1,038 psf | 6 |
| 1,500 sq ft and over | S$1,038 psf | 40 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Pine Grove, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$5,100 a month | 65 |
| Last 24 months | S$5,200 a month | 147 |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 21 (Clementi Park / Upper Bukit Timah)
- Rents for every district, by size
- Rent against price for Pine Grove, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Pine Grove, with a likely range and the recent sales behind it. Sign in is free.
Open Pine Grove in Condo AtlasOther condos in District 21 (Clementi Park / Upper Bukit Timah)
- Pinetree Hill
- Regis Mansions
- Royal Court
- Selanting Green
- Signature Park
- Southaven I
- Southaven II
- Suites at Bukit Timah
- Suites De Laurel
- Summerhill
- Sun Court
- Sunset Lodge
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.