Overview & Key Facts
CORONATION GROVE is a 999 yrs lease commencing from 1875 condominium at CORONATION ROAD in District 10 (CCR), developed by HONG HOW CORPORATION PTE LTD, comprising 24 units, completed in 1985.
Location & Connectivity
CORONATION GROVE is approximately 630m from Tan Kah Kee MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 630m |
| Farrer Road | Circle Line | 820m |
| Sixth Avenue | Downtown Line | 1 km |
| Holland Village | Circle Line | 1.4 km |
| Botanic Gardens | Circle Line | 1.4 km |
| Botanic Gardens | Downtown Line | 1.4 km |
Schools & Education
11 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hollandse School | International | 280m |
| Lycee Francais de Singapour | International | 370m |
| National Junior College | Secondary | 670m |
| National Junior College | Jc | 670m |
| German European School Singapore | International | 930m |
| Chatsworth International School (Bukit Timah) | International | 990m |
| Hwa Chong International School | International | 1 km |
| Hwa Chong Institution | Secondary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,879 psf | $2,346,667 |
| 5+ BR | 2 | $1,751 psf | $3,354,000 |
Market Position
CORONATION GROVE has recorded 5 sales at an average price of $2,749,600.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 2 | $1,869 psf | — |
| 2024 | 1 | $1,858 psf | ↓ 0.6% |
| 2025 | 1 | $1,622 psf | ↓ 12.7% |
| 2026 | 1 | $1,922 psf | ↑ 18.5% |
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The latest reading marks the highest point in this series — CORONATION GROVE prices have climbed 2.9% since 2023.
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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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 | $2,468 psf | 299 |
Lease Analysis
With 58 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 24-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 41+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families, long-term hold (10+ yr) and freehold / generational hold best. At ~629m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
en-bloc speculators and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, first-time hdb upgraders and cpf-only buyers — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
CORONATION GROVE is a 999 yrs lease commencing from 1875 development in District 10 (CCR), with 24 units, offering a gross yield of 2.1%.
At ~$1,772 psf, it reflects its premium CCR positioning.
Explore the full CORONATION GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CORONATION GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (790m away), an upgrader gap of about $1,900,000
- Queenstown — 4-room average $1,002,705 (1.6 km away), an upgrader gap of about $1,750,000
FAQ
What is the average PSF for CORONATION GROVE?
Is CORONATION GROVE freehold?
What is the rental yield for CORONATION GROVE?
Which MRT is nearest to CORONATION GROVE?
Sources & Next Steps
- CORONATION 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: 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 2026 · 5 records analysed · Source: URA private-sale caveats