Overview & Key Facts
ASTOR GREEN is a 99 yrs lease commencing from 1991 condominium at PINE GROVE in District 21 (RCR), developed by TM DEVELOPMENT PTE LTD, comprising 170 units, completed in 1995.
Location & Connectivity
ASTOR GREEN is approximately 740m from Dover MRT station, with 2 stations within 1.5 km.
Schools & Education
15 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Pei Tong Primary School | Primary | 760m |
| Singapore Polytechnic | Tertiary | 840m |
| Anglo-Chinese School (Independent) | Secondary | 1.1 km |
| Singapore University of Social Sciences | Tertiary | 1.2 km |
| Clementi Primary School | Primary | 1.2 km |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| Henry Park Primary School | Primary | 1.4 km |
| United World College of South East Asia (Dover) | International | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,361 psf | $1,451,643 |
| 4 BR | 13 | $1,333 psf | $1,957,538 |
Market Position
ASTOR GREEN has recorded 27 sales at an average price of $1,695,222.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 8 | $1,215 psf | — |
| 2022 | 1 | $1,270 psf | ↑ 4.5% |
| 2023 | 10 | $1,394 psf | ↑ 9.7% |
| 2024 | 4 | $1,397 psf | ↑ 0.2% |
| 2025 | 1 | $1,323 psf | ↓ 5.3% |
| 2026 | 3 | $1,516 psf | ↑ 14.6% |
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ASTOR GREEN prices sit at a fresh series high after a 14.6% gain on the prior period, now 24.8% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
Lease Analysis
With 64 years remaining on its 99-year lease, ASTOR GREEN still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 64 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 3 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.
- Completed in 1995, the development is over 31 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, car-owning households and international school families best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
long-term hold (10+ yr) and cpf-only buyers should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
Verdict
ASTOR GREEN is a 99 yrs lease commencing from 1991 development in District 21 (RCR), with 170 units, offering a gross yield of 3.0%.
At ~$1,468 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full ASTOR GREEN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ASTOR GREEN against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (620m away), an upgrader gap of about $850,000
- Queenstown — 4-room average $1,002,705 (800m away), an upgrader gap of about $700,000
FAQ
What is the average PSF for ASTOR GREEN?
Is ASTOR GREEN freehold?
What is the rental yield for ASTOR GREEN?
Which MRT is nearest to ASTOR GREEN?
Sources & Next Steps
- ASTOR GREEN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 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: 27 transactions
- Rental data: 138 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2026 · 27 records analysed · Source: URA private-sale caveats