Overview & Key Facts
GROVE RESIDENCE is a freehold condominium at GROVE DRIVE in District 10 (CCR), developed by HO BEE GROUP, comprising 60 units, completed in 2009.
Location & Connectivity
GROVE RESIDENCE is approximately 770m from Dover MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Dover | East-West Line | 770m |
| Buona Vista | East-West Line | 780m |
| Buona Vista | Circle Line | 780m |
| Holland Village | Circle Line | 1.2 km |
| one-north | Circle Line | 1.5 km |
Schools & Education
12 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 870m |
| United World College of South East Asia (Dover) | International | 970m |
| Dover Court International School | International | 990m |
| Anglo-Chinese School (Independent) | Secondary | 1.2 km |
| NUS High School of Mathematics and Science | Jc | 1.6 km |
| Hwa Chong Institution | Secondary | 1.7 km |
| Hwa Chong Institution (JC) | Jc | 1.7 km |
| Commonwealth Secondary School | Secondary | 1.8 km |
Market Position
GROVE RESIDENCE has recorded 1 sales at an average price of $7,500,000.
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 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 60-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, empty nesters / downsizers, cbd walking distance and long-term hold (10+ yr). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For young couples (no kids), it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GROVE RESIDENCE is a freehold development in District 10 (CCR), with 60 units, offering a gross yield of 1.8%.
At ~$2,992 psf, it reflects its premium CCR positioning.
Explore the full GROVE RESIDENCE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GROVE RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (150m away), an upgrader gap of about $6,500,000
- Clementi — 4-room average $838,557 (1.5 km away), an upgrader gap of about $6,650,000
FAQ
What is the average PSF for GROVE RESIDENCE?
Is GROVE RESIDENCE freehold?
What is the rental yield for GROVE RESIDENCE?
Which MRT is nearest to GROVE RESIDENCE?
Sources & Next Steps
- GROVE RESIDENCE 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: 1 transactions
- Rental data: 2 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 1 records analysed · Source: URA private-sale caveats