Seventy-three years. That is roughly what remains on 8 EDEN GROVE's 99-year lease, and it is the number every other fact about this development must answer to. Completed in 2000 by Grove Development Pte Ltd, the 41-unit block off Eden Grove in District 19 has quietly crossed the quarter-century mark — old enough for lease decay to be a live pricing input, young enough that its three-bedroom units still trade actively upward.
And trade upward they have. The five recorded resales — every one of them a three-bedder — climbed from S$1,177 psf in 2022 to S$1,394 psf in 2025, with the latest at S$1,560,000 (as of 2025-04). Price momentum is running at about +2.7% year on year, rental demand is genuine (27 contracts averaging S$3,670 a month), and the estimated gross yield of 3.05% is serviceable for the Outside Central Region.
So the review question is unusually crisp: is a well-located, appreciating, single-layout boutique block worth buying when its lease clock is audibly ticking and its ShiokNest composite score sits at just 36? The answer depends almost entirely on who is asking.
In District 19's sprawling condo market, 8 EDEN GROVE plays the value counterpoint to a heavyweight cast. Chuan Park has transacted at an average of S$2,596 psf, The Florence Residences at S$1,750 psf, Affinity at Serangoon at S$1,699 psf and Riverfront Residences at S$1,595 psf — all 1,000-unit-class communities on younger leases. At about S$1,306 psf average and a 42nd-percentile position among district peers (as of 2025-04), this 41-unit block near the Serangoon interchange is priced roughly a quarter to a half below the district's newer stock, with the discount doing double duty: it compensates for the 2000-vintage build and for a lease balance shorter than anything else on that list.
Overview & Key Facts
8 EDEN GROVE is a condominium at EDEN GROVE in District 19 (OCR), developed by GROVE DEVELOPMENT PTE LTD, comprising 41 units, completed in 2000.
Location & Connectivity
8 EDEN GROVE is approximately 530m from Serangoon MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Serangoon | North-East Line | 530m |
| Serangoon | Circle Line | 530m |
| Woodleigh | North-East Line | 670m |
| Bartley | Circle Line | 910m |
| Lorong Chuan | Circle Line | 1.2 km |
Schools & Education
10 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 650m |
| Cedar Girls' Secondary School | Secondary | 1.2 km |
| Red Swastika School | Primary | 1.2 km |
| Cedar Primary School | Primary | 1.3 km |
| Zhonghua Secondary School | Secondary | 1.5 km |
| Assumption Pathway School | Secondary | 1.6 km |
| Stamford Primary School | Primary | 1.6 km |
| Serangoon Secondary School | Secondary | 1.6 km |
Market Position
8 EDEN GROVE has recorded 5 sales at an average price of $1,443,600.
Ranks in the top 58% of condos in District 19 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,177 psf | — |
| 2023 | 1 | $1,245 psf | ↑ 5.7% |
| 2024 | 2 | $1,357 psf | ↑ 9.1% |
| 2025 | 1 | $1,394 psf | ↑ 2.7% |
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8 EDEN GROVE prices sit at a fresh series high after a 2.7% gain on the prior period, now 18.4% above the 2022 starting level.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 882 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,750 psf | 866 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,758 psf | 483 |
Lease Analysis
With 73 years remaining on its 99-year lease, 8 EDEN GROVE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 41 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, quiet sanctuary seekers, long-term hold (10+ yr) and boutique low-density (<100 units). At ~529m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For yield-focused investors and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
It is a weaker fit for families with young children and resort facilities — other options likely serve them better. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The location is stronger than the scores suggest. Serangoon interchange — where the North-East and Circle Lines cross — is about 0.53km away, with Woodleigh at 0.67km and Bartley at 0.91km. Three stations across three directions within a kilometre is a commuting geometry many newer District 19 projects cannot offer, even if the 500-metre-plus walk keeps the block classified as car-friendly rather than MRT-doorstep.
The price record, small as it is, has been consistently constructive: S$1,177 psf (2022), S$1,245 psf (2023), S$1,357 psf (2024), S$1,394 psf (2025), the last at S$1,560,000 for a three-bedder (as of 2025-04). That is a steady climb through a period when the lease balance was shortening — evidence that the location premium has so far outrun the decay drag. Momentum of +2.7% year on year appears in our investment breakdown alongside a 3.0% rental yield component.
Income is credible rather than heroic. Twenty-seven rental contracts between S$2,400 and S$4,800 a month, averaging S$3,670, support an estimated 3.05% gross yield (as of 2025-04) — you can see how that stacks against surrounding projects on our rental yield map. The uniform three-bedroom stock keeps the tenant profile family-shaped and tenancies longer.
Finally, the en bloc angle is real here, unusually for this batch: a 26-year-old block of 41 units on an estimated plot in a maturing precinct earns an en bloc score of 47 — rated Moderate — the kind of optionality that occasionally rewards patient owners of ageing boutique stock. Investors weighing entry should run the full picture, income plus exit scenarios, through our property ROI calculator.
Lease decay is the structural risk, and it compounds. At roughly 73 years remaining, the block is inside the horizon where financing and CPF usage rules begin to shape the buyer pool for your eventual resale: a purchaser twenty years from now will be looking at a lease in the low fifties, where banks lend more cautiously and CPF rules constrain usage — review the current limits at the CPF Board before assuming your exit buyer can finance normally. Model the value trajectory explicitly on our lease decay calculator; at this lease balance the curve is no longer flat.
Liquidity is thin even by boutique standards. Five sales in the record and none in the twelve months to the data cut-off (as of 2025-04) mean the encouraging psf trend rests on one transaction per year — a single soft sale could mark the whole block down. The ShiokNest composite of 36 is weighed down by exactly this: a market-trend score of zero for want of recent trades, and a liquidity component of one transaction a year.
Day-to-day, the address is car-tilted. The MRT walk is 529m, the nearest mall is about 3.1km, and the supermarket score is zero — our persona data explicitly flags MRT-dependent buyers away from this address. Families should also note the single-layout constraint: with only three-bedroom stock trading, there is no downsizing or upsizing path within the development, and the nearest recorded primary school (Red Swastika, 1.23km) sits outside the 1km ballot band.
The practical reading of all this is about sequencing an exit as much as timing an entry. An owner who buys at today's lease balance and holds for eight years will be marketing a lease in the mid-sixties, where some buyers' financing tightens and the discount conversation begins in earnest; an owner who holds for fifteen will be negotiating almost entirely with cash-rich or redevelopment-minded purchasers. Neither is fatal, but each narrows the exit audience, and the Moderate en bloc score is an option, not a plan. Buyers should therefore decide their intended holding period before the purchase rather than after, and test whether the entry discount to the district's newer estates genuinely compensates for the buyer pool they will face on the way out — because that pool, not today's pricing, is what ultimately settles the return.
- ✅ Car-owning households
- ✅ Quiet sanctuary seekers
- ✅ Boutique low-density (<100 units)
- ⚠️ Yield-focused investors
- ⚠️ First-time HDB upgraders
- ❌ Families with young children
8 EDEN GROVE rewards a very specific reading. Bought as a medium-term interchange-adjacent hold — say five to ten years — it offers appreciating three-bedroom stock at S$1,306 psf average in a district whose new benchmark is double that, a working 3.05% yield, and a Moderate en bloc score that adds genuine optionality as the building ages (as of 2025-04). The 2022-to-2025 price trail shows the market has so far paid for the location and forgiven the lease.
Bought as a multi-decade family seat, it is the wrong instrument: the 73-year lease balance means the decay curve steepens precisely when a long holder would want to exit, and the schooling map is weaker than District 19 alternatives. The natural shortlist companions are The Florence Residences and Riverfront Residences — younger leases, deeper liquidity, higher psf; set them against this block on our comparison tool and price the lease difference explicitly rather than by feel. If the discount still looks generous to you after that exercise, this boutique grove has a coherent case.
FAQ
What is the average PSF for 8 EDEN GROVE?
Is 8 EDEN GROVE freehold?
What is the rental yield for 8 EDEN GROVE?
Which MRT is nearest to 8 EDEN GROVE?
Sources & Next Steps
- 8 EDEN GROVE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 27 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 5 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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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HDB Alternatives Nearby
Weighing 8 EDEN GROVE against staying public? These HDB towns sit within walking or short-drive distance: