Twenty thousand dollars a month. That is the highest rent Allamanda Grove has recorded — a figure that says more about this discreet District 10 address than any brochure could (as of 2022-04). Tucked on its own namesake street a third of a kilometre from Hwa Chong Institution, this freehold development trades in a currency of space and schooling that only a narrow slice of the market can afford.
The sales record is short but eloquent: three transactions, all five-bedroom homes, spanning S$5.45 million to S$11.39 million and averaging S$8.4 million at S$2,323 per square foot (as of 2022-04). Thirteen rental contracts, running from S$5,000 up to that S$20,000 ceiling and averaging S$8,954 a month, fill in the rest of the picture — a property that international families lease enthusiastically and owners release reluctantly.
But the record also stops abruptly. No sale has been logged since April 2022, and no transactions appear in the trailing twelve months of data. This review reads the strong bones of the address honestly against a dataset that has gone quiet — and asks what kind of buyer should still be paying attention.
Within District 10's Sixth Avenue-Holland corridor, Allamanda Grove's S$2,323 average PSF places it at the 66.4th percentile (as of 2022-04) — comfortably above the sprawling D'Leedon at S$1,869 PSF, below the new-launch pacesetters Skye at Holland (S$2,946 PSF) and freehold Leedon Green (S$2,786 PSF), and in the neighbourhood of Hyll on Holland (S$2,649 PSF) and Fourth Avenue Residences (S$2,467 PSF). The crucial difference is format: those comparables sell one- to four-bedders by the hundreds, while Allamanda Grove's record is exclusively large five-bedroom homes at quantums two to four times the corridor's typical entry price.
Overview & Key Facts
ALLAMANDA GROVE is a freehold condominium at ALLAMANDA GROVE in District 10 (CCR), developed by .
Location & Connectivity
ALLAMANDA GROVE is approximately 950m from Sixth Avenue MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sixth Avenue | Downtown Line | 950m |
| Holland Village | Circle Line | 1.3 km |
| Tan Kah Kee | Downtown Line | 1.5 km |
Schools & Education
12 schools within 2 km (5 within 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 |
Market Position
ALLAMANDA GROVE has recorded 3 sales at an average price of $8,404,333.
Ranks in the top 34% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $2,058 psf | — |
| 2022 | 1 | $2,854 psf | ↑ 38.7% |
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
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.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, international school families and freehold / generational hold. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
yield-focused investors, short-term flippers (<5 yr) and foreign / absd-aware buyers should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The school cluster is the anchor tenant of the entire investment case. Hwa Chong Institution and its junior college sit 0.33km from the gate — a genuine walk, even for a twelve-year-old with a heavy bag — with Hwa Chong International at 0.38km, Lycee Francais de Singapour at 0.74km, the Hollandse School at 0.95km and the Australian International School at 1.21km. That radius covers elite local schooling and three international curricula, which is precisely why the leasing record reaches S$20,000 a month (as of 2022-04).
Tenure and format compound the appeal. Freehold title on large five-bedroom homes is the classic generational configuration: no lease clock, family-scale space, and a District 10 address that has never gone out of style. The recorded pricing bears this out — even the S$5.45 million low print bought at S$2,854 PSF in 2022, while the 2021 pair averaged S$2,058 PSF at a S$9.88 million average quantum, a reminder that PSF and quantum move independently when unit sizes vary this much.
The rental economics reward scale. Thirteen contracts averaging S$8,954 a month put Allamanda Grove's income potential in the corridor's top tier, and expat family demand for the school belt is structural rather than cyclical. Landlords can pressure-test scenarios with the rental cash flow calculator.
Location practicality holds up too. Sixth Avenue MRT on the Downtown Line is 0.95km away — imperfect, but usable — and the corridor's arterial roads make the CBD, one-north and the international school runs straightforward by car. Families weighing this address against the corridor's condominium alternatives should study the district price heatmap to see how sharply pricing steps down as you move away from the school cluster.
The dataset has gone quiet, and that silence is a risk in itself. The last recorded sale is from April 2022, with zero transactions in the trailing twelve months of data (as of 2022-04). Whatever has happened to prime District 10 pricing since then is not reflected in Allamanda Grove's numbers — a buyer today is negotiating against a stale anchor, and a seller may harbour expectations the evidence cannot support. Both sides should commission fresh valuations rather than lean on the S$2,323 PSF average.
The yield is thin even by prime-district standards. Setting the S$8,954 average rent against the S$8.4 million average price produces a gross yield of roughly 1.28% (as of 2022-04) — before maintenance, taxes and vacancy. This is not an income asset; it is a lifestyle and legacy asset with a rental offset. Investors who need the numbers to work on cash flow should look elsewhere, and even legacy buyers should stress the arithmetic with the mortgage calculator at today's rates, because negative carry on an S$8 million loan compounds quickly.
Structural unknowns round out the caution list. The digest does not record a unit count or completion year for the development, which complicates due diligence on maintenance history and sinking-fund adequacy. The en-bloc score of 27 (Low verdict) rules out redevelopment as a realistic exit. And with all recorded sales at five-bedroom scale, the onward buyer pool is inherently narrow — when you sell, you will be waiting for another family with an S$8 million budget and children the right age for the school belt.
- ✅ Families with young children
- ✅ Car-owning households
- ✅ International school families
- ✅ Freehold / generational hold
- ⚠️ Long-term hold (10+ yr)
- ❌ Foreign / ABSD-aware buyers
Allamanda Grove is a school-belt legacy asset, full stop. Its three recorded sales, all five-bedroom homes averaging S$8.4 million, and its S$20,000-a-month top rent describe a market of perhaps a few hundred qualified households in the entire country (as of 2022-04). For those households, the combination — freehold title, family scale, and Hwa Chong at 0.33km — is close to irreplaceable.
Shortlist it if you are buying a fifteen-year family chapter: children through the school belt, a car in the porch, and no requirement for the property to pay its own way. The 1.28% gross yield rules out the income case, but the thirteen-contract leasing record offers a credible bridge if your plans shift mid-hold.
Approach with discipline, though. The last sale print is from April 2022, so insist on a fresh professional valuation and negotiate from current corridor evidence rather than this development's stale averages. Compare the quantum against the corridor's large-format alternatives on the comparison tool, and remember that at this price tier, stamp duties alone approach the cost of a suburban condominium. Buy it for the address and the decade — not for the spreadsheet.
FAQ
What is the average PSF for ALLAMANDA GROVE?
Is ALLAMANDA GROVE freehold?
What is the rental yield for ALLAMANDA GROVE?
Which MRT is nearest to ALLAMANDA GROVE?
Sources & Next Steps
- ALLAMANDA GROVE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 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: 3 transactions
- Rental data: 13 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2022 · 3 records analysed · Source: URA private-sale caveats
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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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