We track 3 sales and 13 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALLAMANDA GROVE dashboard.
- Average sale price: $8,404,333 across 3 transactions
- Estimated gross rental yield: 1.3%
- District 10 PSF ranking: Above average (top 33%)
- Freehold tenure · CCR · D10
About ALLAMANDA GROVE
ALLAMANDA GROVE is a freehold condominium, located at ALLAMANDA GROVE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region).
As a freehold property, ALLAMANDA GROVE does not face lease decay concerns.
Sales Market Overview
ALLAMANDA GROVE has recorded 3 sale transactions with an average transaction price of $8,404,333, ranging from $5,450,000 to $11,388,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $2,058 psf | $9,881,500 | — |
| 2022 | 1 | $2,854 psf | $5,450,000 | ↑ 38.7% |
ALLAMANDA GROVE ranks in the top 33% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, ALLAMANDA GROVE trades 5.1% below the segment benchmark.
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Rental Market Overview
ALLAMANDA GROVE has recorded 13 rental transactions with monthly rents averaging $8,954/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 13 | $8,954/mo | $5,000/mo | $20,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $5,100/mo |
| 2022 | 3 | $10,567/mo |
| 2023 | 2 | $8,500/mo |
| 2024 | 4 | $10,100/mo |
| 2025 | 1 | $10,800/mo |
| 2026 | 1 | $6,300/mo |
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Investment Analysis
Based on average rents and sale prices, ALLAMANDA GROVE delivers an estimated gross rental yield of 1.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows ALLAMANDA GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALLAMANDA GROVE
- Sixth Avenue MRT
- Holland Village MRT
- Tan Kah Kee MRT
- Hwa Chong Institution
- Hwa Chong Institution (JC)
- Hwa Chong International School
Nearby MRT Stations
ALLAMANDA GROVE is 950m from Sixth Avenue MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sixth Avenue | DT7 | Downtown Line | 950m |
| Holland Village | CC21 | Circle Line | 1.3 km |
| Tan Kah Kee | DT8 | Downtown Line | 1.5 km |
Nearby Schools
There are 12 schools within 2 km of ALLAMANDA GROVE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 330m |
| Hwa Chong Institution (JC) | Jc | 330m |
| Hwa Chong International School | International | 380m |
| Lycee Francais de Singapour | International | 740m |
| Hollandse School | International | 950m |
| Australian International School | International | 1.2 km |
| National Junior College | Secondary | 1.5 km |
| National Junior College | Jc | 1.5 km |
| Chatsworth International School (Bukit Timah) | International | 1.6 km |
| German European School Singapore | International | 1.8 km |
| Raffles Girls' Primary School | Primary | 2.0 km |
| Henry Park Primary School | Primary | 2.0 km |
FAQ
What is the average price for ALLAMANDA GROVE?
What is the rental yield for ALLAMANDA GROVE?
Is ALLAMANDA GROVE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 13 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ALLAMANDA GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing ALLAMANDA GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.3 km away), an upgrader gap of about $7,400,000
- Bukit Timah — 4-room average $846,049 (1.5 km away), an upgrader gap of about $7,550,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $7,500,000