Overview & Key Facts
CENTRAL GROVE is a 99 yrs lease commencing from 1997 condominium at GEYLANG EAST AVENUE 1 in District 14 (RCR), developed by CAPITALAND & FAR EAST ORGANIZATION, comprising 262 units, completed in 2001.
Location & Connectivity
CENTRAL GROVE is approximately 160m from Aljunied MRT station, with 8 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Aljunied | East-West Line | 160m |
| Paya Lebar | East-West Line | 990m |
| Dakota | Circle Line | 990m |
| Paya Lebar | Circle Line | 990m |
| Mountbatten | Circle Line | 1.2 km |
| Mattar | Downtown Line | 1.2 km |
Schools & Education
12 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 450m |
| Geylang Methodist School (Secondary) | Secondary | 550m |
| Kong Hwa School | Primary | 670m |
| One World International School (Mountbatten) | International | 830m |
| Macpherson Primary School | Primary | 1.2 km |
| Haig Girls' School | Primary | 1.4 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.5 km |
| Tanjong Katong Primary School | Primary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 43 | $1,281 psf | $1,515,332 |
| 4 BR | 2 | $1,133 psf | $1,575,000 |
Market Position
CENTRAL GROVE has recorded 45 sales at an average price of $1,517,984.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 10 | $1,105 psf | — |
| 2022 | 5 | $1,174 psf | ↑ 6.2% |
| 2023 | 7 | $1,257 psf | ↑ 7.1% |
| 2024 | 12 | $1,343 psf | ↑ 6.8% |
| 2025 | 4 | $1,464 psf | ↑ 9.0% |
| 2026 | 7 | $1,377 psf | ↓ 5.9% |
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CENTRAL GROVE prices have cooled 5.9% from the 2025 peak, yet remain 24.6% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% 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 |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,187 psf | 493 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,765 psf | 373 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,330 psf | 243 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
Lease Analysis
With 70 years remaining on its 99-year lease, CENTRAL GROVE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 70 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.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters and yield-focused investors best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
long-term hold (10+ yr) and cpf-only buyers should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CENTRAL GROVE is a 99 yrs lease commencing from 1997 development in District 14 (RCR), with 262 units, offering a gross yield of 3.3%.
At ~$1,409 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CENTRAL GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CENTRAL GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (120m away), an upgrader gap of about $750,000
- Kallang/whampoa — 4-room average $882,887 (1.1 km away), an upgrader gap of about $650,000
FAQ
What is the average PSF for CENTRAL GROVE?
Is CENTRAL GROVE freehold?
What is the rental yield for CENTRAL GROVE?
Which MRT is nearest to CENTRAL GROVE?
Sources & Next Steps
- CENTRAL GROVE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 14 (Geylang, Eunos) — District 14 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: 45 transactions
- Rental data: 218 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 45 records analysed · Source: URA private-sale caveats