CENTRAL GROVE is a 70-year balance leasehold development along GEYLANG EAST AVENUE 1 in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 262 units and is TOP 2001.
This profile draws on 42 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 25 years from TOP, CENTRAL GROVE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 14 (Geylang / Eunos), the immediate context for CENTRAL GROVE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 42 sales and 209 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRAL GROVE dashboard.
- Average sale price: $1,504,030 across 42 transactions
- Estimated gross rental yield: 3.3%
- District 14 PSF ranking: Mid-range (top 57%)
- 99 yrs lease commencing from 1997 · RCR · D14 · 262 units
About CENTRAL GROVE
CENTRAL GROVE is a 99 yrs lease commencing from 1997 condominium, located at GEYLANG EAST AVENUE 1 in District 14 (Geylang, Eunos) (Rest of Central Region), developed by CAPITALAND & FAR EAST ORGANIZATION, comprising 262 residential units, completed in 2001.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CENTRAL GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 41 | $1,274 psf | $1,505,348 |
| 4 BR | 1 | $1,061 psf | $1,450,000 |
Sales Market Overview
CENTRAL GROVE has recorded 42 sale transactions with an average transaction price of $1,504,030, ranging from $1,140,000 to $1,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,105 psf | $1,313,500 | — |
| 2022 | 5 | $1,174 psf | $1,327,000 | ↑ 6.2% |
| 2023 | 7 | $1,257 psf | $1,542,087 | ↑ 7.1% |
| 2024 | 12 | $1,343 psf | $1,601,481 | ↑ 6.8% |
| 2025 | 4 | $1,464 psf | $1,627,722 | ↑ 9.0% |
| 2026 | 4 | $1,401 psf | $1,719,000 | ↓ 4.3% |
CENTRAL GROVE ranks in the top 57% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, CENTRAL GROVE trades 38% below the segment benchmark.
Loading chart data...
Rental Market Overview
CENTRAL GROVE has recorded 209 rental transactions with monthly rents averaging $4,171/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 21 | $3,850/mo | $2,750/mo | $5,200/mo |
| 3 BR | 188 | $4,207/mo | $2,400/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $3,249/mo |
| 2022 | 46 | $3,724/mo |
| 2023 | 39 | $4,679/mo |
| 2024 | 39 | $4,705/mo |
| 2025 | 33 | $4,764/mo |
| 2026 | 5 | $4,910/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, CENTRAL GROVE delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows CENTRAL GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRAL GROVE
- Aljunied MRT
- Paya Lebar MRT
- Dakota MRT
- Paya Lebar MRT
- Mountbatten MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- Kong Hwa School
Nearby MRT Stations
CENTRAL GROVE is 160m from Aljunied MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 160m |
| Paya Lebar | EW8 | East-West Line | 990m |
| Dakota | CC8 | Circle Line | 990m |
| Paya Lebar | CC9 | Circle Line | 990m |
| Mountbatten | CC7 | Circle Line | 1.2 km |
| Mattar | DT25 | Downtown Line | 1.2 km |
| MacPherson | CC10 | Circle Line | 1.3 km |
| MacPherson | DT26 | Downtown Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of CENTRAL GROVE, including 4 within the 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 |
| Tao Nan School | Primary | 1.9 km |
| Canossa Catholic Primary School | Primary | 1.9 km |
| Broadrick Secondary School | Secondary | 2.0 km |
| EtonHouse International School (Broadrick) | International | 2.0 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Aljunied sits about 0.16km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 262 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Geylang Methodist School (Primary) sits about 0.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CENTRAL GROVE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 42 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CENTRAL GROVE?
What is the rental yield for CENTRAL GROVE?
Is CENTRAL GROVE freehold or leasehold?
How far is the nearest MRT from CENTRAL GROVE?
What is the tenure of CENTRAL GROVE?
How does CENTRAL GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTRAL GROVE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 42 transactions analysed
- Rental data: 209 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CENTRAL GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.